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Hi, Looking to buy a property ( without any mortgage ) that has had an extra floor added up above, but my instinct tells me to first have it surveyed before making a firm offer.
Having a property surveyed would largely be normal practice in UK,....but this does not seem to be the norm in Spain ?
Has anyone had any experience of this ?
Can anyone recommend a surveyor please ?
Am I doing right thing, or am I being too cautious ?
Posted: Thu Jul 2, 2020 11:06pm
Super helpful member
We did it and would do it again.
Will PM the info to you.
Check that the extra floor appears on the deeds (Escritura). It is a Spanish quirk that many extensions, swimming pools, sheds converted into living accommodation and converted under-builds are done without permission. Until the Town Hall know about it they can't charge extra IBI and it only gets found out when property changes hands because they can only back-charge for 4 years. Even then it doesn't always proceed to being put on the deeds.
If all is as it should be, and it will be down to you to ensure the property matches the deeds as the solicitor won't visit to check, and there is a Habitacion Certificate, those are the important things in my view.
Depending on the age of the property, if it is still standing after however many years, there is every chance it will continue to stand, barring earthquakes, of course.
It would be worthwhile asking for an up to date boletin for the electrics as again, many systems have been "improved" over the years and any bottled gas installations need to be checked every 5 years.
Finally, ask your independent abogado to confirm in writing that the property has never flooded.
As for surveys, the cursory glances our previous mortgage company's surveyors in the UK gave were hardly worth the effort and having read surveys for insurance purposes, the more you pay the more the report will put you off. I know many people will disagree with me but if a good walk around looking for cracking and a walk up and down the road, possibly with more or less identical properties, if nothing stands out, it is highly unlikely there will be any problems. You can also ask to see the previous water bills as a check that there are no major leaks which could be very costly, have a good look at the water heater for rust or drips and make sure it actually works and turn the air conditioning on to check if it cools and heats ( you will need it in the winter).
Posted: Fri Jul 3, 2020 9:21am
Helpful member
Cheryl wrote on Thu Jul 2, 2020 11:51pm:
Check that the extra floor appears on the deeds (Escritura). It is a Spanish quirk that many extensions, swimming pools, sheds converted into living accommodation and converted under-builds are done without permission. Until the Town Hall know about it they can't charge extra IBI and it only gets...
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... found out when property changes hands because they can only back-charge for 4 years. Even then it doesn't always proceed to being put on the deeds.
If all is as it should be, and it will be down to you to ensure the property matches the deeds as the solicitor won't visit to check, and there is a Habitacion Certificate, those are the important things in my view.
Depending on the age of the property, if it is still standing after however many years, there is every chance it will continue to stand, barring earthquakes, of course.It would be worthwhile asking for an up to date boletin for the electrics as again, many systems have been "improved" over the years and any bottled gas installations need to be checked every 5 years.
Finally, ask your independent abogado to confirm in writing that the property has never flooded.
As for surveys, the cursory glances our previous mortgage company's surveyors in the UK gave were hardly worth the effort and having read surveys for insurance purposes, the more you pay the more the report will put you off. I know many people will disagree with me but if a good walk around looking for cracking and a walk up and down the road, possibly with more or less identical properties, if nothing stands out, it is highly unlikely there will be any problems. You can also ask to see the previous water bills as a check that there are no major leaks which could be very costly, have a good look at the water heater for rust or drips and make sure it actually works and turn the air conditioning on to check if it cools and heats ( you will need it in the winter).
Hi Cheryl,
Thank you so much for this information. I will act on this.
Kind regards,
Jan.
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