Before you commit to a property in Sitges, a handful of checks protect you from inheriting someone else’s problem. Here is what your lawyer should verify and what you should look at yourself.
The legal checks
Your independent lawyer reviews the nota simple (the land-registry extract) for the true owner, the exact registered description, and any mortgages, charges or embargoes that must be cleared at completion.
They confirm the property taxes (IBI) and community fees are paid and there is no outstanding derrama (special levy).
Licences and legality
Check that any extension, pool or reform was legalised and matches the registry and cadastre — unlegalised works are common and can be costly to put right.
Confirm the energy performance certificate, the cèdula d’habitabilitat (habitation certificate) and, for coastal property, the Ley de Costas position.
The physical and community checks
Look at condition and damp and, in apartments, the community’s reserves, recent and planned works, and the minutes of meetings. For villas, verify the plot boundaries against the registry.
None of this is hard with the right lawyer — but skipping it is where buyers get caught.
| Check | What it confirms |
|---|---|
| Nota simple | Owner, description, mortgages and charges |
| IBI & community fees | Nothing outstanding; no pending derrama |
| Licences | Extensions, pool and reform legalised |
| Energy + cèdula | Mandatory certificates in order |
| Boundaries / Ley de Costas | Plot and coastal position correct |
Guias relacionados
Como comprar em Sitges ·The arras contract ·Cost of buying ·Agentes imobiliários em Sitges.
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Perguntas frequentes
What is a nota simple?
The nota simple is an extract from the Spanish land registry showing the true owner, the registered description of the property, and any mortgages, charges or embargoes. Your lawyer reviews it before you commit.
What should I check before buying in Sitges?
The nota simple, that IBI and community fees are paid with no pending derrama, that any extension or pool is legalised, the energy certificate and cèdula d’habitabilitat, the plot boundaries, and — on the coast — the Ley de Costas position.
What is the cèdula d’habitabilitat?
The cèdula d’habitabilitat is a habitation certificate confirming a home meets minimum living standards. It is generally required to connect utilities and to sell, so confirm it is valid before completion.
Do I need a lawyer to buy in Sitges?
It is not legally required, but strongly advisable — especially for international buyers. An independent lawyer runs the due diligence, checks for debts and licences, and protects you through to completion.