Spain’s property registry report: how to read a Nota Simple

01What the report shows and its legal value

It provides information from the Property Registry (Registro de la Propiedad). The Cadastre (Catastro), public deed (escritura) and report serve different purposes. Compare them rather than substituting one for another.

A Nota Simple is an information report under Article 222.5 of the Mortgage Act (Ley Hipotecaria). To prove the presence or absence of charges to the detriment of a third party, Article 225 requires a registry certification (certificación). You order that separately.

02Where to order a Nota Simple and what it costs

Start at the official Registradores electronic office. Provide the unique registry code (CRU, formerly IDUFIR), or the registry and registered property number (finca registral). An address or cadastral reference may help locate it but may be insufficient. Searching by owner requires an electronic certificate.

Explain your legitimate interest, such as checking a particular property before purchase. The registrar assesses the request. A subscription is not required for an ordinary request. Once issued, an email provides a link to download the PDF.

A report from Registradores costs €9.02 per property, excluding taxes and withholding. Intermediaries may charge more: check what the order includes. Checking a report you already have in NAVI costs a separate €9.90.

03How to read your report: an example

Select a field to see what it means and what to ask the seller. Your report may use a different layout and wording.

04Mortgages, attachments and tax notices: what to ask

In the charges section (cargas), look for a mortgage (hipoteca), attachment annotation (anotación de embargo), easement (servidumbre), disposal prohibition or other restriction. The rights holder, date, wording and arrangements for removing or retaining it matter.

Registered mortgage liability is not the bank’s current outstanding balance. If the seller says the loan is repaid, request evidence and check whether the entry has been cancelled. Repayment and registry cancellation are separate steps; Article 82 of the Mortgage Act regulates cancellation, including special exceptions.

A tax liability notice (afección fiscal) does not itself establish a debt. Nor should you assume it is harmless or automatically gone: clarify the particular basis, conditions and period. Discuss complex charges with the notary or an independent professional before paying.

05How recent should the report be?

An ordinary report captures the position when issued. Do not rely on a universal ‘valid for 90 days’ rule: a bank or procedure’s requirements are different from current information for buying. Request recent information before the deposit and clarify the current position with the notary before signing.

Documents presented but not yet registered (asientos de presentación) need clarification of their subject and status. Presentation is not completed registration.

The current Registradores electronic office separately describes continuous information (información continuada): current information at each consultation over five calendar days. An earlier nota online publication describes another period; check the selected service’s current terms before paying. This is an access period, not the validity of an ordinary PDF.

06What to check before a deposit

Article 31 of Law 12/2023 lets an interested buyer of a home offered for sale request minimum information before formalising the transaction and paying money on account: the seller, payment terms, home characteristics, registry identification and charges. Check regional requirements separately.

Tick the items you have checked against documents. The remaining items form a list of questions you can copy and send to the seller.

07What else to check before buying

A clear charges section does not replace checks on condition, occupants and tenancies, lawful alterations, habitability or energy efficiency. Separately request evidence on owners’ association contributions and local property tax (IBI). Documents depend on the property and region.

Compare area, use, garage and storage room with the Cadastre, agreement and inspection. Ask for an explanation and documents if details differ. Check the type of right too: a share or bare ownership (nuda propiedad) differs from full ownership (pleno dominio).

Do not rely solely on an agent’s forwarded copy. Check origin, date and electronic verification code. If official evidence is needed, ask the registry which certification is appropriate.

08Update: October 2026

Checked on 4 October 2026: the current Mortgage Act, Article 31 of the housing law and Registradores terms. Article 222.2 provides for electronic reports with a registry seal and verification code. This rule was already in place before 2026.

Registradores offers free reports for properties affected by forest fires through a dedicated form. If your property was affected, check eligibility and apply on the official website.

09Sources

• Ley Hipotecaria · arts. 82, 222.2, 222.5, 225
• Ley 12/2023 · art. 31
• Registradores · Nota Simple · CRU · 9,02 €
• Registradores · nota online · publicación anterior
• Registradores · guía de cargas
• Banco de España · cancelación registral
• Registradores · ayuda a afectados por incendios
• Registradores · aviso de ayuda a afectados