The property advert
How the home is being marketed: size, rooms, pool, garage, storage and use, plus any documents you have from the agent or seller.
Supplied by youPreliminary Spanish Property Document Check
Check a Spanish Property Before You Pay a Deposit
We compare the Nota Simple, public Catastro information and the property advertisement, then give you a clear written summary of apparent discrepancies, visible registered charges, missing information and questions to resolve.
€149Preliminary Property Check, including the ordinary Nota Simple feeUsually within 48 hours
Private independent service. Finance Consulting Group is not the Spanish Property Registry, Catastro, Spanish Government or a law firm.
Questions first? Request a free call
- Three sources, one comparison
- Findings in plain English
- Fixed price, no surprises
- Usually within 48 hours
How it works
Three steps, all online
- 01
Tell us about the property
Choose a package, give us the address or cadastral reference, the advert link and any documents you already have.
- 02
Pay securely online
You see the exact price and scope before paying. We then request the Nota Simple and gather the public Catastro information.
- 03
Receive your summary
Usually within 48 hours, depending on how quickly the Property Registry issues the Nota Simple. If anything is missing, we ask you first.
Why check before paying?
One property, three different descriptions
The advert may describe a home one way while the Registry and Catastro record different areas, uses or component parts. Our preliminary check brings those sources together so you know what appears consistent, what needs clarification and which questions should go to the appropriate professional.
Differences do not automatically mean something is wrong. Advertised figures often use a different measurement from the registered or cadastral one, and records are not always updated at the same time. But a difference is worth understanding before you transfer a reservation deposit or sign an arras contract, while you can still ask questions without money at stake.
Built area, as each source describes it (illustrative example)
| Source | Area | What it may represent |
|---|---|---|
| Property advertisement | 140 m² | Agent-marketed figure; definition may be unclear |
| Nota Simple | 112 m² | Registered area and description |
| Catastro | 126 m² | Cadastral constructed area and recorded use |
Different figures may use different measurement definitions. They require comparison and clarification, not an automatic conclusion that the property is defective.
Three sources
We put the advert, the Registry and Catastro side by side
The Nota Simple
The Land Registry extract: registered description, owners and shares, registered charges, embargoes, easements and other registered limitations.
Requested by us from the relevant Property RegistryPublic Catastro data
The cadastral record: reference, location, recorded use, constructed area by component, plot and year of construction, with the parcel map.
Public data only (no owner or cadastral value)One written findings summary
What appears consistent · what needs clarification · what needs a specialist
What appears consistent · what needs clarification · what needs a specialist
What we check
The questions our check sets out to answer
- 1Is the person selling the property shown as the registered owner?
- 2Does the registered description appear to match the advertised property?
- 3Are registered charges, embargoes, easements, usufructs or other limitations visible?
- 4Do the Registry, Catastro and advertisement show different surface figures?
- 5Does the recorded use appear consistent with the advertised use?
- 6Are a pool, garage, storage area, annex or extension missing from one of the sources?
- 7Is Registry/Catastro graphical coordination stated?
- 8What documents, answers or specialist checks are still missing?
What a Nota Simple can show
- Registered property description
- Registered owner(s) and ownership shares
- How the registered rights are held
- Registered charges and embargoes
- Easements, usufructs and other registered limitations
- Pending or historic annotations appearing in the extract
A Nota Simple is an informational extract. It is not a Registry certificate and does not by itself confirm planning legality, physical condition, community debts or that every construction visible at the property has been legally authorised.
Sample findings
Clear findings, one line at a time
Every finding gets one of three simple labels, so you can see at a glance what lines up, what to ask about and who to ask.
Findings summary (sample)
Illustrative example — fictional property| Topic | What the documents show | Classification |
|---|---|---|
| Registered owner | Two registered owners, 50% each. The seller named in the reservation draft is one of them; the second owner should also sign. | Clarification required |
| Registered charges | One registered charge recorded against the property. Ask how and when it will be cancelled at completion. | Clarification required |
| Built area | Advert 140 m² · Nota Simple 112 m² · Catastro 126 m². Measurement definitions differ; ask the agent which figure the advert uses. | Clarification required |
| Recorded use | Residential in both the Registry and Catastro, matching the advert. | Consistent |
| Pool and annex | Pool and guest annex appear in the advert but not in the registered description or the cadastral components. | Specialist review required |
| Embargoes | No embargo visible in the extract on its issue date. | Consistent |
Consistent
No apparent discrepancy in the documents reviewed.
No apparent discrepancy in the documents reviewed.
Clarification required
Incomplete or inconsistent information that needs an answer or an extra document.
Incomplete or inconsistent information that needs an answer or an extra document.
Specialist review required
Should be examined by a qualified lawyer, architect, surveyor, tax adviser or other professional.
Should be examined by a qualified lawyer, architect, surveyor, tax adviser or other professional.
When to order
Ideally, before any non-refundable payment
- You find a property
You have the advert and perhaps a few details from the agent.
Best time to check - Reservation deposit
Often paid to take the property off the market; may not be refundable.
- Arras contract
A private contract with a larger deposit, often around 10% of the price.
- Completion
Signing the deed at the notary and paying the balance.
Already reserved? A check can still help you prepare questions for your lawyer before you sign the arras contract.
What you receive
A short, clear written report
The official extract
The Nota Simple PDF issued by the relevant Spanish Property Registry. The Spanish document remains the authoritative source.
A plain-English summary
Property identification, registered owners and shares, visible charges and annotations needing clarification, with a short glossary of registry terms.
A findings table
With the Property Check: Catastro and advert comparison, surface and use comparison, and each apparent discrepancy classified.
Questions to ask
Specific questions for the seller, agent, lawyer, architect, surveyor, community administrator or town hall.
A recommended next step
Which professional, if any, should look at a finding before you commit further money.
Secure delivery
Delivered by email notification with a secure download link, not as an attachment.
Pricing
Two fixed-price packages
Prices include VAT and the ordinary Nota Simple registry fee. Both are usually delivered within 48 hours, depending on the Property Registry.
Nota Simple + English Summary
When you only need the registry extract explained.
€59
Including VAT and the ordinary Nota Simple fee
- Official Nota Simple PDF
- Plain-English summary
- Registered owner and charge summary
- Glossary of registry terms
- No Catastro or advert comparison
Preliminary Property Check
Registry, Catastro and advert compared, with written findings.
€149
Including VAT, the ordinary Nota Simple fee and the public Catastro comparison
- Everything in the Nota Simple package
- Public Catastro descriptive and graphical information
- Comparison with the advert and your documents
- Surface, use, plot and construction-year comparison
- Classified findings table
- Questions for the agent, seller and professionals
- Recommended next professional step
Finance Consulting Group provides a private informational service. We are not the Spanish Property Registry, Catastro or a law firm. Our report is a preliminary document review and does not replace independent legal, planning, tax, valuation or technical advice.
Questions before you order? Request a free call
Compare the packages in detail
| Feature | Nota Simple + Summary | Property Check |
|---|---|---|
| Official Nota Simple PDF | Yes | Yes |
| Plain-English summary | Yes | Yes |
| Registered owner and charge summary | Yes | Yes |
| Public Catastro report | No | Yes |
| Advertisement comparison | No | Yes |
| Surface and use comparison | No | Yes |
| Apparent discrepancy findings | No | Yes |
| Questions for agent/seller/professionals | Limited | Yes |
| Legal opinion or purchase approval | No | No |
| Price | €59 | €149 |
Where it fits
The first check, before the specialists
Getting the records straight early means the time you spend with your lawyer, architect or surveyor goes on the questions that matter.
What our check does
- Puts the Registry, Catastro and advert side by side
- Highlights differences in owners, charges, areas and use
- Explains the documents in plain English
- Gives you the questions to ask, and who to ask
What your other advisers cover
*Unless you supply documents that we expressly include.
We work from official and customer-supplied documents and do not visit the property. Records can change after they are issued, and a finding marked consistent is not a guarantee that no issue exists, so please take independent professional advice before signing or transferring money.
Who we are
A service by Finance Consulting Group
Finance Consulting Group is a Málaga-based firm that helps international buyers understand property purchases in Spain.
We work with overseas buyers every week and see the same questions come up before a reservation: who really owns the property, what is registered against it, and why the figures don’t match. This service puts the public records in front of you, in plain English, before you commit.
Mike checks every report before it is delivered. Where a finding needs a lawyer, architect or surveyor, the report says so. More about Mike
- Company
- Finance Consulting Group S.L.
- Report reviewer
- Mike Brady
- Office
- Esperanto 11, 29007 Málaga, Spain
- Status
- Private and independent. Not affiliated with the Colegio de Registradores, Dirección General del Catastro or Spanish Government.
FAQ
Questions buyers ask us
What is a Nota Simple?
A Nota Simple (nota simple informativa) is an informational extract from the Spanish Property Registry. It summarises how a property is registered: its description, the registered owner or owners and their shares, and any registered charges, embargoes, easements, usufructs or other limitations appearing on the date it is issued.
Is a Nota Simple the same as the title deed?
No. The title deed (escritura) is the notarial document signed when a property is bought. The Nota Simple is an extract of what has been recorded at the Property Registry. The two are related but are different documents.
Is it an official certificate?
No. The Nota Simple is issued by the Registry but is informational. A Registry certificate (certificación registral) is a separate document with fuller evidential value. Our service obtains the Nota Simple, not a certificate.
Can I order while outside Spain?
Yes. The whole process is online: you order and pay on this website and receive your documents and summary by email with a secure download link.
What property information do you need?
The full address, including block, staircase, floor and door where relevant, or ideally the 20-character cadastral reference. A Registry property number (finca) or CRU/IDUFIR code helps if you have it. For the Property Check we also need the advert link or screenshots and any documents the agent or seller has given you.
What happens if the address is insufficient?
An address alone does not always identify the correct registered property, especially in buildings with many units at the same street number. If the details are not enough, we contact you for more information before making the Registry request.
Does one order include the garage and storage room?
Not always. A garage space or storage room may be registered as a separate property with its own extract and cadastral reference. The order form asks about this, and we tell you before you pay if a separately registered part needs an additional extract.
Will the document be in English?
The Nota Simple is issued in Spanish by the Registry and remains the authoritative document. We provide a plain-English summary of its main contents, not a sworn translation.
What can the Catastro show?
Public Catastro information includes the cadastral reference, location, recorded use, constructed area broken down by component, plot area, year of construction and a parcel map. Catastro is an administrative record for tax and mapping purposes; it does not establish legal ownership or planning legality.
Can you see the owner and cadastral value in the public Catastro report?
No. The owner’s identity and the cadastral value are protected data, available only to the owner or someone they authorise. Our standard check uses public Catastro information only.
What happens when the Registry, Catastro and advertisement show different areas?
We set the figures side by side and identify what each one measures where possible: usable area, constructed area, constructed area including common elements, or plot area. Differences are classified as needing clarification or specialist review, with suggested questions. A difference is not automatically a defect.
Does the property check prove planning legality?
No. Planning legality can only be confirmed through the town hall and appropriate professionals. Our check can show where the documents disagree, for example a pool or extension missing from one source, which is a reason to ask a lawyer or architect to investigate.
Do I still need a lawyer or surveyor?
Yes. This is a first-stage document screen. Independent legal advice, and where relevant a survey or architect’s review, are still needed before you sign contracts or transfer money.
How long does the service normally take?
Usually within 48 hours. The main variable is how quickly the Property Registry issues the Nota Simple, and whether we have all the information we need. We tell you straight away if anything is holding up your order.
What happens if the Registry cannot locate the property?
We contact you to ask for more identifying details, such as the cadastral reference or a document from the seller. How your payment is treated in that case is set out in the service terms, which you can read before ordering.
How are my documents protected?
Uploads travel over an encrypted connection and are stored outside the public website. Reports are delivered through expiring secure links rather than email attachments, and documents are deleted according to our retention policy. Please do not upload payment card or account details or unrelated identity documents.
Is FCG part of the Spanish Land Registry or Catastro?
No. Finance Consulting Group is a private, independent company. We are not affiliated with the Colegio de Registradores, the Dirección General del Catastro or the Spanish Government, and we are not a law firm.
Request a call
Not sure which check you need?
Leave your details and we will call you to talk through the property and the service. There is no charge and no obligation to order.
- Which package suits your property and timing
- What information and documents we need
- Garages, storage rooms and other special cases
Mike BradyCalls are usually with Mike. Prefer email? michael@financeconsultingroup.com
Thank you, we will call you soon
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Before you commit
Know what the official records say, and what still needs checking
A fixed-price, plain-English comparison of the Nota Simple, Catastro and property advert before you commit further money.
Private independent service. A preliminary document review, not legal, planning, tax, valuation or technical advice.