Selling a property in the Comunidad Valenciana is not just a commercial transaction—it is a legal-technical process, where accuracy and documentation play a crucial role. Incomplete information, missing licenses, or unregistered extensions often result in price renegotiations, buyer mistrust, or even delayed sales.

This guide is based on the professional recommendations of the CEO of Schaich Immobilien, an API-certified real estate expert with over 30 years of experience in property transactions across the Costa Blanca in Spain.

1. Essential Seller Documentation – Expert Interpretation

Title Deed (Escritura)

The escritura proves legal ownership and is the foundational document for any sale. Buyers and notaries rely on it to ensure the seller has full legal rights over the property. It must match the property description registered in the Land Registry.
 

Land Registry Extract (Nota Simple – updated every 30 days)

This document shows:

• who owns the property,

• existing debts or mortgages,

• legal limitations (embargos, easements, usufructs).

A recent Nota Simple provides transparency and legal certainty, helping avoid surprises during the sale.
 

Cadastral Reference & Surface Comparison

The Catastro provides information about:

• property boundaries,

• exact location,

• built surface,

• classification (urban/rustic).

Comparing Registry ↔ Cadastre ↔ Physical reality helps detect discrepancies early. This prevents future conflicts related to extensions, terraces, or measurements.

Urban Planning Compliance (LOTUP)

Municipalities within the Comunidad Valenciana follow the LOTUP regulations. Sellers may need to provide:

• Occupancy License / DROC,

• Building permits,

• Legalization documents for pools, porches, terraces, extensions, or garages.

These documents confirm that the property has been built or modified according to urban planning laws. Lack of compliance can delay the sale or trigger legal responsibilities.
 

Technical Documents (Energy Certificate & Wastewater Compliance)

The Energy Certificate (CEE) is mandatory for all property sales in Spain and provides valuable information to buyers regarding efficiency and expected utility consumption.

Wastewater compliance (either septic tank certification or municipal connection) is vital, especially in rural or semi-rural areas like Pedreguer, Beniarbeig, or El Verger. A non-compliant system can cause penalties or require costly upgrades.
 

Fiscal Documentation (IBI, Waste Tax, Community Certificate)

These documents assure buyers that there are no outstanding debts that could transfer with the property.

• The IBI proves annual property tax payments.

• Waste tax ensures municipal service fees are up to date.

• Community debt certificates are mandatory for apartments (ETW), guaranteeing all community fees are paid.
  

2. Recommended Checks to Avoid Liability

Structural & Humidity Inspection

Technical checks uncover hidden issues (e.g., leaks, roof problems, humidity). Resolving them early avoids price reductions during negotiations and prevents future legal claims for hidden defects.

Legalization Audit for All Constructions

Many properties on the Costa Blanca include added porches, terraces, pergolas, pools or extra rooms. Not all of them are registered or legalized.

A legalization audit identifies:

• what is legal,

• what must be declared,

• and what cannot be regularized.

This prevents municipal penalties and reassures the buyer.

Review of Mortgages, Liens & Easements

A seller must ensure the property is free of charges before the sale. Existing debts can be canceled at the notary, but they must be disclosed. Easements (rights of passage, shared elements) must be documented and understood.

Land Classification: Urban or Rustic

Land classification affects:

• buildability,

• future renovations,

• tax obligations,

• and municipal permissions.

Rustic land often has more restrictions, especially in Dénia or Jávea, where coastal protections apply.

Coastal & Environmental Protection Restrictions

In cities along the northern Costa Blanca, parts of the land are affected by:

• coastal protection zones,

• natural park boundaries,

• flood zones,

• or environmental protections.

Selling without verifying these limitations can lead to disputes or unexpected obligations for buyers.