What is the most common problem you find?

Unregistered building works and discrepancies between the registry and the cadastre — usually solvable, but only if identified before signature.

Does due diligence apply to new builds?

Yes, with a different focus: developer solvency, guarantees on staged payments, licences and completion deadlines.

Real estate

Due diligence is where a purchase is either de-risked or quietly compromised. In Spain, debts and irregularities follow the property, not the seller.

Ownership, description, boundaries and discrepancies between the two records.

Mortgages, embargoes, community arrears, local taxes and supply debts.

Occupancy licence, unregistered extensions, rural land restrictions and infractions.

Tenants, rights of use and squatting risk are checked before, not after, completion.

A confidential consultation with a Spanish-qualified, English-speaking lawyer — in person in Madrid or by video.

What is the most common problem you find?: Unregistered building works and discrepancies between the registry and the cadastre — usually solvable, but only if identified before signature.
Does due diligence apply to new builds?: Yes, with a different focus: developer solvency, guarantees on staged payments, licences and completion deadlines.