Property Registry Extract in Spain: What It Is, How to Read It and Why It Is Key When Buying Property in Madrid

If you are considering buying an apartment in Madrid, there is one document you should review before reserving, negotiating or signing a deposit agreement: the nota simple. It is the fastest and most practical way to verify who the owner is, what exactly is being sold and whether there are any charges or limitations that could affect the transaction.

What the Nota Simple Is and What It Is For

The nota simple is an informative extract from the Spanish Land Registry. It is not a title deed, but it is a highly valuable summary of the property’s registered legal status. Its purpose is to allow you to verify essential information before committing funds and timelines.

In practice, it helps you answer three key questions:

• Who is the registered owner and are they legally able to sell?
• What property is described and does it match the one you are viewing?
• Are there mortgages, liens or other charges that must be cancelled or taken into account?

Where to Obtain It and When to Request It

Ideally, you should request it before paying a reservation fee or signing any binding document. If you are purchasing in a prime area (Salamanca, Chamberí, Chamartín, Retiro or Centro), where transactions often move quickly, it is advisable to obtain the nota simple from the outset.

How to Read a Nota Simple: The Sections That Matter

1) Property Identification

Includes the property registration number and the corresponding Land Registry office. This is essential to avoid confusion with similar properties.

2) Property Description

Address, floor, door number, size and annexes such as storage room or parking space. It may also include the ownership share within the building.

3) Ownership

Identifies the registered owner or owners and their ownership percentage. In cases of co-ownership, all registered owners must sign.

4) Charges and Encumbrances

May include mortgages, liens, easements or tax charges. This is the most sensitive section and must be carefully reviewed.

5) Registration Status

Indicates whether there are recent entries or pending registrations that require further clarification.

Warning Signs (and How to Act)

• The seller does not appear as the registered owner.
• Unexplained liens or charges.
• Garage or storage room not listed in the Registry.
• Significant discrepancies in the recorded surface area.

Any discrepancy should be corrected or properly documented before committing to the purchase.

Nota Simple vs. Land Registry vs. Title Deed

Nota simple: registered legal status and charges.

Cadastre: administrative description and cadastral reference.

Title deed: official notarial ownership document.

For a secure purchase, it is advisable to cross-check all three documents.

Why This Is Especially Important in Madrid

In Madrid, particularly in luxury apartments and classic buildings, it is common to find annexes registered separately, renovations not fully regularised or fast-moving transactions. The nota simple is the first objective filter to ensure a secure purchase.

How BARNES Madrid Assists You

At BARNES Madrid, we integrate the nota simple into a complete due diligence process: registry review, coordination with the notary, verification of annexes and support throughout negotiation and deposit agreements. If you are looking for apartments for sale in Madrid or wish to access on- and off-market opportunities, we help you make informed decisions and minimise risks.

We welcome you at Velázquez 15 (Barrio de Salamanca). BARNES Madrid.