Property documents
Nota simple and Catastro: match the paperwork to your Costa Blanca home
A viewing shows you the home; the documents need to identify what you are buying. Build a clear property file before moving towards a reservation.
At a glance
- Match the exact home, floor and door to the documents, rather than relying on a development name.
- Ask your lawyer to review the registered holders, rights and charges shown in the nota simple.
- Keep the cadastral reference separate from the agency reference and the registry identifiers.
- Identify the garage, storage room and outdoor spaces included in the proposed sale.
Before reserving a home in Torrevieja, Orihuela Costa or San Miguel de Salinas, connect the property you visited with the documents describing it. A nota simple provides information from Spain’s Land Registry; the referencia catastral identifies a property in the cadastre. They serve different purposes. Read them together with your independent lawyer, and ask for written clarification of anything that does not match the proposed purchase.
1. Create one identity sheet for the home
Record the agency reference, full property location, block, floor and door, then attach the viewing photographs or plan supplied with permission. Add the registry identifiers and cadastral reference when available. For an apartment, make sure the paperwork relates to the unit you saw, rather than a similar home elsewhere in the building.
A marketing name such as a residential complex or coastal neighbourhood is useful for searching, but it is not enough for this comparison. When looking at homes for sale in Spain, international buyers may encounter several ways of describing the same location. Keep the original identifiers intact and ask the seller’s representative to explain differences in the address.
2. Understand what the nota simple tells you
The Colegio de Registradores explains that a nota simple identifies the registered property and the holders of registered rights, including the nature and limitations of those rights. Ask your independent lawyer to explain the ownership entries and any mortgages, attachments or other charges, together with the steps needed for the proposed transaction.
A nota simple is informative; a certificación registral is a different document that formally attests to registry content. Your lawyer can advise which information is appropriate and when it should be refreshed. Keep the issue date visible in your file and do not treat an old copy as an assurance about the position at completion.
3. Keep the cadastral reference in its own place
The Dirección General del Catastro describes the referencia catastral as a 20-character identifier used to locate a property on cadastral mapping. It is not the estate agency’s listing number. Copy it carefully from the documentation rather than trying to reconstruct it from a street address.
Compare the location and description with what you visited, and flag questions for professional review. Catastro’s coordination guidance explains that differences can arise from errors or changes not yet incorporated in its records. If the paperwork and the physical home differ, ask your lawyer and a suitably qualified technical professional to establish the reason and the appropriate next step.
4. Check the garage, storage room and terrace separately
For an apartment in Torrevieja or Orihuela Costa, note the parking bay and storage-room numbers you were shown. Ask whether they form part of the home’s registered description, have separate documentation, or are covered by another arrangement. Have your lawyer confirm the rights being transferred and ensure the purchase documents describe the agreed package.
For a villa in San Miguel de Salinas, compare the proposed plot, access, pool and outbuildings with the available plans and descriptions. For every property type, ask what rights apply to a terrace or roof terrace. These are property-specific questions, not assumptions that all homes in one town share the same legal arrangement.
5. Resolve questions before making a commitment
Send one organised question list instead of scattered messages: which document identifies the home, what is included, what remains unexplained, and who will investigate it? Ask for the supporting document with each reply. If area figures differ, establish what each measurement includes before comparing homes on price per square metre.
Let your independent lawyer review any reservation terms, deadlines and payment arrangements before you sign or pay. A document check is one part of the purchase: it does not replace a technical inspection or the other checks needed for your intended use. Do not assume that an unanswered point will automatically be corrected after a deposit.
6. Ask Verdi Estate to help coordinate the information
Share your shortlist and tell us whether parking, storage or private outdoor space is essential. Verdi Estate can request the available property information and help coordinate questions with the seller’s representative. Independent legal interpretation and technical findings remain with the relevant qualified professionals.
Use our Buying in Spain main guide for the wider purchase process, and keep this identity sheet beside your viewing notes. A clear record of what you have seen, what the documents say and what is still awaiting confirmation makes the next conversation more useful.
Questions buyers ask
Is a nota simple the same as a title deed?
No. It is an informative extract from the Land Registry, rather than the escritura or a registry certification. Ask your independent lawyer to review the relevant documents together for the specific purchase.
Does a cadastral reference replace the registry information?
No. Keep the cadastral reference and registry identifiers in separate fields. They help identify the property in different systems; your adviser should check how the descriptions relate to the actual home.
Is a garage automatically included when it appears in the advert?
Ask for confirmation of the exact space and the rights included in the proposed sale. Have your lawyer check the supporting documents and the purchase terms rather than relying on an advert or a viewing alone.
Sources and further reading
- Colegio de Registradores — Registro de la Propiedad: nota simple e identificación registral
- Colegio de Registradores — ¿Qué diferencias existen entre una nota simple y una certificación registral?
- Dirección General del Catastro — La referencia catastral
- Dirección General del Catastro — Preguntas frecuentes acerca de la Coordinación Catastro-Registro
Official guidance checked on 20 October 2026. This is a practical document-preparation guide, not individual legal advice or confirmation of any property’s title, boundaries or planning status. Ask an independent Spanish lawyer and appropriate technical professionals to review the specific purchase.