Property in Spain Group

Property in Spain for Sale. We find homes and make dreams come true

Townhouses in Alhaurin El Grande

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Townhouses for sale in Alhaurin El Grande. Alhaurin El Grande is a mountainside village in the Guadalhorce valley located in the province of Malaga. Townhouses for sale in Alhaurin El Grande are typically stone built. They have thick walls and small windows, clay tile roofs and tend to be dark inside. This is to keep the townhouses cool in the hot summer months. Most have small internal patios and roof terraces which the Spanish tend to cover with metal roofs to create shade.

Foreigners moving here usually prefer light and airy properties with sunny terraces. These are hard to find so be prepared to do some alterations to enable these changes to the properties.

Townhouses in Alhaurin El Grande are ideal for families with children at the local village schools,  people who want to be close to amenities and may not have transport, or as a holiday home to lock up and leave or to rent out for holiday lets.

The current prices of townhouses in Alhaurin El Grande range from about 60,000 euros upwards. These will need reforming as the kitchens and bathrooms are very old-fashioned. For a reformed property with 2/3 bedrooms, you will need around 155,000 euros upwards. If you are prepared to do major reforms then there are bank repossessions available at cheaper prices.

If you are thinking of reforming a townhouse in Alhaurin El Grande yourself then we can offer you guidance and recommendations to help you along. There are reputable English speaking builders and architects that will provide you with quotations and references and show you their previous projects. If you are not in Spain to manage the project they will also be able to manage this for you.

Here is a link to all of the townhouses available for sale in Alhaurin el Grande: https://bit.ly/3R9OXDa

If you are thinking of buying a townhouse in Alhaurin El Grande to let out for holiday lets then Alhaurin El Grande is a very sought-after area being so well situated. You will need to obtain a license from a lawyer to let out your property details can be found here: 

Some areas of the town of Alhaurin El Grande are more sought after than others so if you are buying for investment or to sell on then we can advise you on the more popular areas to buy.

Alhaurin El Grande is a very pretty and well-kept town with breathtaking views from parts of it over the whole Guadalhorce valley. The town sits on the edge of The Sierra de Mijas providing a beautiful evergreen backdrop. Due to the abundance of water from the Sierra de Mijas mountain the area is renowned for growing and producing oranges, lemons and avocados.

It is very popular with British people and Dutch people although there are many other nationalities living here. Most of the Locals speak English although they obviously appreciate it if you try to use a little Spanish. For local lessons check out:  http://www.eurolinkalhaurin.com

If you are looking to make a permanent move to Alhaurin El Grande then there are facebook groups to help you find out about all sorts of things going on locally. 

10 facts you should know when Searching for a Property in Alhaurin El Grande.

  1. Spain averages 320 days of sunshine each year! 320 clear days of sunshine.
  2. The fabulous beaches of the Costa del Sol are just 20 mins (Fuengirola) – 35 mins (Marbella) away from Alhaurin El Grande.
  3. Malaga Airport is the closest airport just 18km from Alhaurin El Grande. It takes just 25 minutes to get there in the car.
  4. The scenery all around the Guadalhorce valley is absolutely stunning.
  5. The connection roads are wide, free of traffic and easy to navigate.
  6. The public transport to Malaga and the coast is frequent.
  7. Alhaurín el Grande is a municipality of Málaga province. It has a population of 24,338 people.
  8. International buyers make up 32.9% of the property market and the population of Alhaurín el Grande has grown by 7,317 (43%) since 2000.
  9. Market activity in Málaga province is currently 33% below its peak in 2007. There were 7,676 property transactions registered in Q1 2017.
  10. House prices are 5.5% up on the previous year and house sales are 14.9% up on the previous year.

Top Ten things to do in Alhaurin El Grande https://bit.ly/3nskQIG

See our video of the townhouses of Alhaurin El Grande:

Tourism Licence

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Tourism Licence: What do I need to do to rent my house out in Spain for holiday lets?

Tourism LicenseTo rent my house out in Spain do I need to register my property with the Andalusian Tourism Council to be able to obtain a tourism licence and rent it out?

What is classed as a tourist rental property or a holiday property?

They are dwellings located in buildings situated in residential land, where accommodation for tourist purposes is provided for a price and on a regular basis. Tourist use will be presumed when the property is offered and promoted in tourism channels: travel agencies, real estate agents, companies that intermediate to supply accommodation, internet platforms, applications, etc. that offer the property rental and include the possibility to book the accommodation. A web page that offers the property for rental (exclusively or with others) providing contact details (telephone number, email, etc) is considered by the authorities included in the scope of the law.

When I want to rent my house out in Spain. What is not considered a tourist rental property or a holiday property in the light of the wording of the law?

Properties that are offered as tourist or holiday accommodation free of any charge.

Dwellings that are rented to the same person for continuous use for more than two months.

Properties located in rural areas that have a specific regulation.

The group of three or more dwellings of the same owner located in the same building or in different developments, as they shall be ruled by the laws applicable to Tourist Apartments.

What requirements must be met by the tourist rental or holiday properties?

The property must have an Occupation License.

The rooms must have direct ventilation to the exterior or to inside patios and a system to darken the windows light.

They must be adequately furnished and equipped with the appliances and utensils required for immediate use and according to the number of people that can be accommodated.

The property must have a fixed air conditioning systems if rented from May to September and heating if they are rented from October to April. Owners will have one year from the entry into force of the Decree to adapt their properties to this requirement.

They need to have a first aid kit.

They must provide touristTourism License information about the place, leisure areas, restaurants, grocery stores, closest parking facilities, medical services, transportation, as well as maps of the city and entertainment guides.

To have a complaints book.

To provide cleaning service at the entrance and exit of new customers.

To provide bedding and household clothes in general according to the accommodation capacity, as well as a set for replacement.

To provide the owner or operator’s phone number for incidents.

To provide information on the use of the appliances and installations.

The decree distinguishes between two types of holiday properties:

Complete: when the whole dwelling is rented.

By rooms: when only certain rooms in the house are rented. In this case, the owner must also reside in it.

The use will be restricted to what is allowed by the Occupancy License for that property, although in the case of complete use the lodging shall not exceed fifteen people and six if it is rented by rooms. In both cases, moreover, places are limited to a maximum of four per room.

If I want to rent my house out in Spain. What should I do if my dwelling falls into the category of tourist rental or holiday property?

Before starting to give the service the owner or operator must formalize the declaration of responsibility to the Andalusian Council of Tourism in which the compliance with the requirements of the Decree has to be stated. Having made this statement, you can advertise your home for tourist use and begin the activity.

In accordance with the decree this declaration must contain at least:

Identification details of the property, including the cadastral reference and its capacity determined by the Occupation License or equivalent document.

Information about the owner and address for notifications.

If the operator of the activity is not the property owner, the operator´s details must be provided, as well as the title allowing him/her to rent (contract with the owner). If the property is owned by several people, the operator must have an empowering title (contract) granted by each and every one of them.

These homes will be officially registered in the Tourism Register of Andalusia and the ups and downs will be communicated to the municipalities where the properties are located and to the Council responsible for housing.

Once the property is registered, the applicant will be notified and will receive the registration code which must be included in all advertising and offers made for the property by any means.

Obligations of the owner.

Guests log book. You must fill in a registry sheet for each stay and keep a copy of ID of all your guests. This registry sheet must include the RTA registration number.

With all registry sheets, you must produce a Guests Log Book, that must be available in case the authorities request it.

Advertising. It is compulsory to include RTA registration number in all property advertising.

Sign / plate. You must place a sign or plate indicating that the property is a Holiday Rental property, either on the main entrance of the building or in case this is not allowed by the community, at the apartment door.

Reservation. In case you take a reservation deposit, you can ask for a maximum of 30% deposit on rental price, and a cancellation period must be offered. At least:

Before 10 days, 50% of reservation must be refunded.

After 10 days, no refund is compulsory.

Occupancy rate. You can either rent out the complete property or individual rooms. However, when renting out per rooms, the owner must live in the property.

Rent complete property – no more than 15 pax.

Rent per rooms – no more than 6 pax.

No more than 4 pax. per bedroom in any case.

Registration at the relevant Police authority. As any hotel or accommodation provider, you are obliged to inform the Spanish authorities that you are renting out your property, and you must provide them with a list of your guests on a regular basis.

When you attend the police premises for registration, they will provide you with a username and password, that you will use for sending them through the internet the list of your guests.

This general advice has been kindly provided by Francisco Gomez His details are below. To find out more about your own personal more detailed circumstances or to obtain a licence please contact:

Francisco Gomez.

Gómez Abogados Lawyers

Ctra. Málaga 103, Edif. Perla 1 Loc 2 Of. 5, 29120 Alhaurín el Grande (Málaga)

T. + 34 952 59 62 58  – info@gomez-abogados.com

http://www.lawyerpropertylaw.com/

Francisco Gómez

Graduated in Law at the University of Málaga.
Registration Number: 8272.
Association: Malaga Bar Association.
Francisco has an in-depth knowledge and understanding of the legalities and procedures involved in buying and selling a Spanish property. Over the years, Francisco has successfully provided expats (both resident and non-resident) with professional advice and unrivalled customer service, to ensure the smooth running of any real estate transaction or legal procedure. Francisco and his team offer a hands-on professional approach to each and every client, to ensure total peace of mind and customer satisfaction.

What is an AFO

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What is an AFO Certificate?

Do I need an AFO an explanation:

what is the AFO certificate? is a very common question that keeps coming up.

If a rustic property has no first occupation licence or habitation license then your lawyer will probably request an AFO “Asimilado Fuera de Ordenación”

The passing of Decree 2/2012 by the Junta de Andalucía http://www.juntadeandalucia.es/boja/2012/19/3?lr=lang_es which was intended to regularize and recognize the situation of the properties located on land designated as rustic land (suelo no urbanizable).

The AFO by means of an administrative certificate states the legal situation of the property.

We need to clarify that this certificate is only applicable to properties situated on rustic land. Though there is a similar process for urban properties with no first occupation licence.

Further to the passing of the above Decree, all the different town halls have drawn up their own regulations for the issuing of this AFO certificate and the tax to pay to obtain the AFO However, the drawing up of the regulations has taken longer than they thought. At the moment, most town halls are in a position to deal with the requests received for an AFO certifícate. Some are still not on top of the situation such as Monda. Cartama was very behind as well.

The tax to pay to obtain this AFO certificate varies depending on the town halls in question, and the difference can be important depending on the municipality where the property is located.

To request this AFO certificate from the town hall, you have to present a certificate issued by a qualified technician, after he has visited the property in question, measured it, and obtained confirmation about certain technical issues related to the property.

How to apply for an AFO

Owners of the property need to apply for the certificate at their local Town Hall either in person or through a lawyer.

For houses already on the market, the application process needs to be started as soon as possible.

Alternatively, the process can be started once a buyer has been found however this may delay completion of the sale quite significantly and the speed with which certificates are issued depends on the area in which the vendor lives.

The first step involves employing an architect to visit the property to:

  • Produce comprehensive plans of the property.
  • Confirm that the property is habitable with a functioning bathroom and kitchen.
  • Confirm that the property has legal electricity and water connections.
  • Confirm that the property has proper waste disposal for sewage – a septic tank not a ‘black hole’ or ‘pozo negro’.

This information is then submitted to the Town Hall along with documents including a copy of the:

  • Escritura,
  • Catastro plans,
  • latest IBI bill (paid)
  • NIE certificates.

To summarize, the content of this AFO certificate implies the following:

– Confirmation that there are no administrative files on the part of the town hall against the construction (or any sanctions or demolition requests for that matter)

– Confirmation that any possible town planning irregularities that may have been incurred have already prescribed.

– Confirmation that the construction complies with the minimum requirements established as far as habitability and health conditions are concerned.

– Confirmation on the kind of works that can be carried out at the property: Only renovation works. In no case extension or structural works.

-Confirmation that the land is not protected.

Actually, this AFO Certificate does not change the legal situation of the property or add any extra rights to the existing ones. That is to say, the construction which complies with the above and is duly registered, does not become “more legal” by obtaining this document. However, this document will be from now on the written confirmation by the town hall in relation to the situation of properties on rustic land.

Furthermore, utility companies (water and electricity) are requesting this AFO document when receiving applications for connections and similar procedures. Likewise, should a license to carry out renovation works on an existing property be applied for, the town halls are also requesting to see the AFO certificate before they can issue the requested license.

Basic Rules in Andalucia on rustic land

1. It is not possible To build homes unless the intention is to engage in agricultural or livestock-farming activities in a professional capacity on the parcel.

2. Existing buildings may not be expanded and/or remodelled, both inside and outside. People have to purchase what is already built and no changes are legally allowed.

3. It is permitted to build with the intention to operate rural accommodation or a bed & breakfast, but it is necessary to carry out a preliminary operational project – called in Proyecto de Actuación -, that the Government of Andalusia must approve. This procedure can take over 6 months and it is difficult to obtain a positive response from the Regional Government.

4. It is necessary to take into account that most homes currently sold in the Andalusian countryside are illegal or irregular, i.e. if the authorities had done their work, they should not have allowed construction and, therefore, they should not exist.

The case is that, for most buildings, it is not possible to start any penalty procedures against buildings built without a licence or with an illegal licence on non-development land due to the time elapsed.

This means that legal responsibility is time-barred since over six years have elapsed since the end of construction. When we refer to non-development land with any special protection, the period of six years does not apply.

For Legal information on the above or a specific property please contact your Lawyer. if you are looking for a Lawyer experienced in these matters you can contact Francisco Gomez from Gomez Abogados  http://www.gomez-abogados.com/

What is a Finca?

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What is a Finca?

what is a fincaWhen buying a house on the Costa del Sol you need to know what a Finca property is. The Spanish name “Finca” applies to a  type of real estate built on rustic land. Not urban, which is dedicated to agricultural production.

Fincas are usually located on a piece of farming land with a  house.  In some cases with surrounding sheds or stables.

The name Finca is common in Spain.  If the Finca is very old, it may not appear in the title deed.

Originally for agricultural production or for livestock, many of these farms are now simply recreational spaces. They are used as vacation or weekend properties for people who live permanently in the city. Who seek the tranquillity of the rural environment from time to time.

These farms dedicate much more space to habitable constructions such as barns and equipment sheds.  More modern Fincas can also have swimming pools or converted water deposits.

Quite often a traditional Finca property may have been converted into an upmarket family property purely for recreational purposes.

In the English language, a “Finca” has (especially within tourism) recently taken the meaning of a home in the country. Although generically translated as “farm”, Finca can refer to both a large, luxurious country estate as well as a small rural property or plot of land, all of which are often sought after by foreign buyers.

Why Do People Buy A “Finca”?

There are many reasons why Spanish and foreign buyers decide to buy a Finca property. A Finca offers peace and a reprieve from the hustle and bustle along with the coastal and city areas of Spain.

People who like animals often prefer to have space and the freedom to keep pets. Other people enjoy growing their own fruit and vegetables.

When considering whether towhat is a finca buy a Finca property near the Costa del Sol, you may be someone who wants the best of both worlds. The energetic life of the city or coast when you feel like it and alternatively the quiet rustic peace away from it all in your own home comfort.

What To Look Out For When Buying?

Since most Fincas is located off the busy areas, they are not well connected in terms of public transport. Owning a car to get around is therefore advisable.

Some of these rural properties are not connected to the city’s main water or electricity supplies.

Most of them do have their own well, but if you want to buy a rustic property, you should make local enquiries about the domestic supply of water, electricity and telephone connection.

Most Fincas have been built since long before building restrictions and rules were created, and may therefore not have proper documentation.

When looking into buying a property, you should ask for the official registration documents.

An AFO, DAFO or SAFO may be required in most circumstances to ensure the buildings are registered correctly. Find out more here: https://propertyinspaingroup.com/what-is-an-afo

Always use a reputable lawyer who is experienced in Country properties when buying a Finca. Each area Townhall has its own local bylaws. We recommend http://www.gomez-abogados.com/

Real estate agent in Spain

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7 signs that you have picked the Right Real Estate Agent

real estate agent in spain

The Right Real Estate Agent

Buying or selling a home can be a complicated and stressful experience. There can be a lot of moving parts involved that may come as a surprise to people who have never been through the process before. This is why having a great real estate agent is critical.

Picking the right real estate in Spain isn’t always easy, but you’ll definitely know if you’ve picked the right one for you.

Here are seven signs that you’ve made a great decision in picking your real estate agent:

1.You like being around them 

You don’t have to be head over heels in love with your real estate agent in Spain, but you need to at least enjoy being around him or her as you will spend a lot of time communicating with your agent, so the relationship needs to be a good one to help make the experience as painless as possible.

There’s nothing worse than dealing with a person who you don’t like being around, especially if the going gets rough. If you don’t cringe at the sound of your agent’s voice then you might have found the right one.

2.They’re responsive andProperty in Spain group available 

This point is non-negotiable. A good real estate agent will make themselves available to you and won’t leave you hanging when you’re waiting for a response.

If your agent is leaving you feeling like a spurned date, they’re doing something wrong. The right agent understands how important and serious a real estate transaction is, and will always make sure to make your needs a priority.

3.They’ve asked you to get pre-approved 

If you’re a buyer and you haven’t spoken with a mortgage professional before going out and looking at houses, a good real estate agent will ask you to.

It might be frustrating if you don’t understand the reasons why, but a good agent knows that it’s for your own benefit just as much as theirs. There are a number of important things you might find out by going through the pre-approval process, many of which you should know before spending any of your time searching for a home.

A good agent knows this and wants you to know as well.

real estate agent in spain4.They’re proactive and not just reactive 

This is one indicator that will set the right agent apart from everyone else. The right agent will not just go through the motions, they will be proactive in helping you identify and find the right solutions. For instance, instead of just sitting back and waiting for you to send properties you might have come across, a great agent is always on the hunt for the ideal property for you and will communicate and suggest things that you might never have considered before.

Being proactive is a mark of a true real estate professional.

5.They’re honest with you, even when it hurts 

Just like honesty is important in a romantic relationship, so is honesty in a real estate relationship.

The right agent will tell you the truth when you need to hear it, even if it’s inconvenient for them. It takes a lot of guts to be honest with someone when it might cost you money, but it’s also an ethical imperative, and a great agent will always put their own character, honesty, and integrity ahead of making a buck.

And if they have to tell you the harsh truth that what you’re looking for is impossible, the right agent will do that too.

6.They don’t give up easily

buying process in Spain

A real estate transaction rarely goes off without a hitch these days, and sometimes it feels like the universe is conspiring to keep you from buying or selling a home.

But it’s much easier to throw your hands in the air and say “I give up,” or “Someone else can figure this out,” than it is to buckle down and come up with a solution.

The right agent doesn’t give up and will uncover a way to keep things moving, even it takes some creativity. The right agent fights for you and doesn’t throw in the towel after getting jabbed.

7.They want to build a relationship 

One of the best signs that you’ve picked the right agent actually occurs either before or after you work with them on a deal.

Even though real estate is transactional, the best agents look to build a relationship with their clients instead of just working with them on a deal and then disappearing.

If your agent stays in touch, presents themselves as a constant resource, and is in it with you for the long haul, then you’ve definitely found the right one for you.

The buying process: https://propertyinspaingroup.com/buying-process-in-spain/

 

Buying Process in Spain

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The Buying Process in Spain

So let us start from the beginning. Just so you are aware of the buying process in Spain before you go any further. I help you with your search for a property as explained above.

Once you find a property that you like and decide that you want to go ahead. You make an offer and I forward the offer on your behalf. The offer is whatever you feel is comfortable for you and your personal circumstances. But I advise you based on feedback that I already have from the vendors. Be aware that Spanish vendors are not normally as open to offers as other nationalities. Some vendors have mortgages on the properties and need to cover their costs.

buying process in Spain

Due to the 2007 crisis, many vendors have already reduced by up to 50% of the original price.

A general rule of consensus is to offer between 5-10% less than the asking price. Though every case is different. Some vendors only accept the asking price.

At this point, you state any requirements as to what is included in the purchase such as furniture.

After negotiations and on agreement of a figure for the purchase between yourselves and the vendor.  It is normal in Andalucia to sign a reservation and deposit contract. This is first checked by your lawyer. Then a reservation deposit of either € 3000 or € 6000 is placed. Depending on the price agreed upon and the requirements of the agents involved.

In most cases, this money is transferred or paid to the lawyer acting on your behalf. It is held in an escrow account or passed on to the agent or developer. When your lawyer is satisfied that the paperwork is correct. Once the vendor has signed this contract they are obliged to remove the property from the market. Some contracts have penalties in place others do not so you check with your lawyer.

You request that the contract is subject to certain conditions. For example subject to a mortgage approval or subject to a survey etc.

When the property is reserved for you, your lawyer starts all the searches. He checks the documents to make sure that the property is owned by the said vendor. It is duly registered and legal. There are no debts or charges on the property. The catastral value and the services that are in place.

It is often helpful for you to provide the lawyer with as much information about the property as possible. Such as information from the agent and photos.

An inventory of what is included in the sale is drawn up at this point and added to the contract.

Although in many circumstances, little things come to light at this stage. These can in most cases be rectified between the lawers.  An important point is to use a reputable lawyer that is experienced in the property type that you are purchasing.

This process takes about 2 weeks in general. If a mortgage offer is necessary it takes up to 6 weeks as a bank valuation will be required.

When the lawyer is satisfied with all the correct paperwork he prepares a private purchase contract. This is signed at the Public Notary. It is the binding contract in which both parties agree to the sale/purchase of the property. Both parties agree on a date of completion  between 1 to 4 months in general. At this point, the purchaser pays the vendor 10% of the agreed purchase price minus the reservation deposit.

Finally, on the agreed date for completion, the new title deed is signed upon completion in front of the Public Notary.  The keys are handed over. If you have applied for a mortgage the mortgage title deed is signed in front of the Public Notary upon completion.

Your lawyer will then ensure all of the following:

  • Register both title deeds with the Land Registry
  • Pay the Public Notary fee
  • Pay the Public Land Registry fee
  • Pay the legal taxes at Malaga Tax Office
  • Set up all necessary direct debits and standing orders from your new bank account in Spain
  • Set up utility contracts, local taxes, rubbish in your name
  • For an extra fee, you can request a Spanish will but discuss this with your lawyer.

The above information is just a general idea of what happens from my experience. For full legal advice a consultation free of charge is available in most cases with the lawyer of your choice. Before you make any commitments or sign anything.

The buying process in Spain for a new build or off plan property is slightly different:

As soon as you choose the new home you want to buy, the first thing the developer asks you is to leave a deposit, usually € 6,000 – € 10,000 which will be taken from the final purchase price. The agreement is subject to preliminary legal checks, mortgage loan availability on the property and a building survey, the deposit is returned if there are problems. Always check with your lawyer before reserving a unit and paying a deposit

New build payment schedules

  • Reservation Deposit: € 6,000 – € 10,000
  • Down Payment: Usually 30%
  • Balance in instalments or upon building completion 

To see information on buying costs in Spain click the following link: https://propertyinspaingroup.com/buying-costs-in-spain/

To get a currency exchange quote click the following link: 

https://www.lumonpay.com/referral/?F_ID=7052

 

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