Completion Day in Marbella: A Detailed Walk-Through
Completion day is the culmination of your whole Marbella property purchase. Here is exactly what happens at the notary and what to expect.
The day you sign for your Marbella property at the notary is both a significant legal event and an emotional milestone. Knowing exactly what happens before you arrive makes the whole experience calmer and ensures nothing is missed. Here is a detailed walk-through of what completion day involves when buying property in Marbella.
Before you arrive
Your lawyer should confirm the completion appointment date and time several days in advance. They will have reviewed the draft escritura (public deed of sale) and cleared any final queries with the seller's legal team. The funds for the purchase need to be in your Spanish bank account or in the form of banker's drafts (cheques bancarios) arranged specifically for the completion. This means your bank transfer needs to arrive several days before completion if you are using a Spanish bank account, to clear and be available.
The specific amounts you need are: the balance of the purchase price (total agreed price minus the deposit already paid), plus the notary fee and land registry fee if not being paid separately. Your lawyer will have provided you with a completion funds statement showing exactly what is needed.
At the notary office
Notary appointments in Spain can feel unhurried by Northern European standards and are often held in a formal office setting. Both buyer and seller attend, along with their respective lawyers (or a lawyer with power of attorney for either party). The mortgage bank's representative attends if there is a new mortgage being taken.
The notary reads the escritura aloud in full. If you do not speak Spanish, your lawyer translates the key provisions. The notary checks that everyone present has the correct identification and authority to sign. If you have provided a power of attorney to your lawyer, they sign on your behalf and you may not need to be physically present at all.
The fund transfer
The balance of the purchase price transfers from buyer to seller at the point of signing. This is done via banker's draft (cheque bancario) made out to the seller, or via certified bank transfer. In Marbella transactions, banker's drafts are the most common method; they are exchanged at the notary table as the deed is signed. Any existing mortgage on the property is cancelled at the same appointment, with the bank receiving a separate draft for the outstanding balance.
Signing the deed
All parties sign the escritura in the presence of the notary. The notary witnesses and authorises the signatures, applies their official seal, and retains the original. You receive a notarially certified copy (primera copia).
After signing
You receive the keys. The property is legally yours. Your lawyer takes the escritura and pays the purchase taxes (Impuesto de Transmisiones Patrimoniales or IVA, depending on whether it is a resale or new build) within the statutory deadline. They then submit the escritura to the land registry for registration in your name. This process takes four to eight weeks. Until registration is complete, you are the owner but the registry has not yet been updated; your certified copy of the escritura is your proof of ownership in the interim.
Your lawyer will notify you when registration is complete. At that point, you can obtain an updated Nota Simple confirming that the property is registered in your name, and the process is fully concluded.
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Check if it's still free - PlanMarbella.comFrequently Asked Questions
Do I have to be in Spain for completion?
No. If you have granted a power of attorney to your lawyer, they can sign on your behalf at the notary. This is common practice for overseas buyers and does not reduce your legal protection. The escritura and keys can be held by your lawyer until you arrive if you prefer physical receipt.
What is a cheque bancario in a Spanish property transaction?
A cheque bancario is a certified banker's draft issued by a Spanish bank, guaranteed against the bank's own funds rather than the individual's account. It is the standard payment method at notary in Marbella property transactions. It must be requested from your Spanish bank in advance and made out to the recipient specified in the transaction.
How long does it take for the land registry to update after completion?
Typically four to eight weeks from submission of the escritura. During this period you are the legal owner but the public register has not yet been updated. Your certified copy of the escritura is the relevant proof of ownership until registration completes.