The stages of a sale, from offer to notary

Between an accepted offer and the signing before the notary, allow about two months, sometimes more if the buyer needs a mortgage. Each stage has its purpose: skipping one exposes the seller to surprises.

1. The written offer

Every offer is made in writing: price, items included, method of payment (own funds or mortgage), conditions and preferred signing date. You accept it, reject it or make a counter-offer. A low offer does not close the door: it deserves a written reply.

2. The reservation

A reservation agreement takes the property off the market for a few days, while the deposit contract is prepared. Its effect depends on its wording: it may count as a deposit contract, hence the need for a clear clause.

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3. The deposit contract

This is the contract that commits both parties. The buyer pays a deposit, often around 10% of the price. The most common form is the arras penitenciales, if the contract expressly says so: a buyer who withdraws loses the deposit; a seller who withdraws repays it twice over. The contract also sets the deadline for the deed and how costs are shared. I recommend that a lawyer or the notary draft it.

4. Checks

The buyer or their lawyer reviews the documents, the legal status of the property and the state of the owners' association. A complete file shortens this stage.

5. The buyer's financing

If the buyer takes a mortgage, the bank values the property and gives its loan offer at least ten days before the signing. The deposit contract should state what happens if the loan is refused.

6. Signing before the notary

The notary checks the parties' identity, the documents and the means of payment. The balance is paid by banker's draft or bank transfer. Any mortgage is repaid the same day. If the seller does not live in Spain, the buyer withholds 3% of the price: see the guide Selling a property in Spain as a non-resident.

7. Handover of the keys

The property is handed over to the buyer, usually on the day of signing. I recommend recording the meter readings and the condition of the property that day.

8. After the sale

• File the municipal capital gains tax return within 30 working days (in Barcelona).
• Cancel or transfer the water, electricity, gas and insurance contracts.
• Inform the owners' association administrator of the change of owner.
• Keep the deed and the invoices: they are needed for the capital gains tax return.

General information, current as of October 2026. It does not replace advice from a lawyer or a notary.