New Build Properties

New Properties
 
easybuy can offer a large selection of new properties from our carefully selected partners. Whether you are looking for a new home, a holiday home or an investment we have something for everyone whatever your budget.
 
All our offices can advise on the latest developments, which has the best discounts and how to get the best deal out of the developer.  Alternatively if you are looking for that more exclusive home we can help find the right architects and builders working in your chosen area.
 
If it is a new property you are looking for, be sure to give easybuy a call to ensure you find the most suitable property at the BEST PRICE available.
 
We specialise in key ready properties thus minimising the risk in investing in a property that may never be built!
 
Easybuy have a selection of specialist properties listed,  including some New Properties with References beginning with N, some of these properties have a commission.
 
News Articles
 
Buying a property in today´s market place can have some advantages, however as in any investment, if it looks too good to be true it probably is.
With the prices of new, resale and off-plan properties falling, seemingly, on a daily basis there has never been a better time to purchase.
Whatever your reasons for buying, for investment, to live permanently or as a holiday home, take advantage of the fact that this is a buyers´ market. Shop around checking as many property agents and websites as you can take a good look at commission free and low commission agencies as these are the ones most likely to have the better priced bargains.
 
If off-plan property appeals then bear in mind you are taking a significant gamble in today´s economy.
 
New property has some outstanding opportunities with many developers offering seemingly tempting enticements. The first requirement new build must have is that it is a key ready property which is coming complete with a habitation certificate, this way you know that the property has been passed as safe and legal to live in buy the local authority.
 
Some of the incentives that are currently being offered include cash back on completion, upgraded furniture packs, guarantees on rental income, golf fees and various others,  but remember nothing in life is free, be prepared to haggle if you don’t ask you certainly won´t get!
A resale property also offers some amazing bargains, but again ensure that all the necessary paperwork and certificates are in place before completion.
The old adage” buy in haste repent at leisure “as many people will bear testament to be true, make sure you take time and get proper advice before you commit yourself to anything.
 
Legal representation should be independent of the seller and should only be representing the buyer and their interests.
 
Mortgages are available; however, never borrow more than you can afford to repay. Most reputable lenders will nowadays only offer between 60-80% of the property´s independent valuation but this will be dependent on the individual circumstances and credit history of the purchaser. If possible prearrange mortgage facilities before you start your search as this can help you negotiate a better deal with the vendor, the sooner the completion the better for many people.
 
When you have selected the ideal property bear in mind that you must allow a further 10-12% for IVA (VAT), land registry, Notary and legal fees .These fees will almost never be covered by the mortgage lender except in very unusual circumstances.
The majority of purchases proceed without any problems, a small number do however run afoul of Spanish bureaucracy. Ensure that you have your NIE before you begin the buying process as without this you cannot purchase or rent any major item that requires registration within the Spanish system.
 
There are nowadays many different schemes by which you can purchase property in Spain and the choice you make will, of course, be determined by your lifestyle and investment requirements and some of these options including co-ownership and rent-to-buy will be covered in future articles.
 
News Articles
 
As stated I am going to cover some queries that have been received after articles have been printed, as ever these are not designed to be definitive answers under law but are indicative of our understanding of current practice.
 
One of the first queries received was from a reader who had been renting a property, privately and without any form of legal contract. They had paid a deposit at the start of the tenancy and were having serious difficulties getting their money repaid after vacating the property.
 
This kind of situation is, I am afraid, not unusual. There are any numbers of problems which can arise for both the property owner and tenant in these cases.
 
The first and potentially most serious is the lack of any legal agreement regarding the property, i.e.; who has the right to live in the property, who is responsible for maintenance, community fees, electricity bills etc.
 
If the property owner has no intention of declaring any income to the authorities then they most certainly will not be willing to ensure that their potential tenants have any legal protection, however, in doing so they also generally unwittingly are giving up almost all the protections they themselves would have.
 
In the situation described the tenant  had no legal standing in Spain, they could not register on the Padron therefore they would be unable to register for healthcare, in the event of Iberdrola cutting off supply they would be completely unable to do anything about this. As at the beginning of the rental there had never been an agreed and through inventory of the property there was always going to be an argument about who owned what and when it had been purchased.
 
If as was stated the person responsible for “looking after” the property on behalf of the legal owners has a “bit of a reputation” as being  somebody not advisable to cross, then it would appear that the deposit is not going to be repaid . If the tenant wished to make a formal complaint to the authorities either here or in the UK then it would not take the property owner long to figure out who had made the complaint and the consequences may not make this an advisable course of action.
 
Of course had the tenant not chosen to pay rent or to move out then there is virtually nothing the property owner could do without bringing themselves to the notice of the authorities and explaining why they had never declared the property was being rented and why they had no contract or written agreement with their tenant.
 
Under these circumstances the tenant has all the legal protection from harassment and the owners of the property can find themselves facing police action should anyone, with or without their permission, do anything which is contrary to civil law here in Spain.
The safest solution for both owners and tenants is to use a registered agency and ensure that a fully legal and enforceable contract is in place before it is too late; cutting corners can turn out to have expensive results.
 
Another enquiry we have received concerns properties which are illegal in the Dolores area. This situation is one which looks as if there will be no winners, except the builders and promoters who have already been paid, and everyone is going to be losers.
 
The owners of properties which were built illegally in the Dolores area are now starting to receive demands from the local council for fines which appear to be in the region of €20 000.00 which are payable within days.
 
The letter then goes on to inform the owner that they also have an extremely limited timescale to make the property legal or it may have to be demolished at the owners expense!
It would appear, from the enquiry we received, that there were no contracts issued which would have made the developer, promoter or builder liable for any fines or costs associated with making the properties legal.
 
All the way through this saga it appears that purchasers were being told that permissions would be granted and that there was never any reason why the council, who had categorically stated this land, was not to be built on, would not change the zoning arrangements and everything would be fine.
 
Unfortunately verbal agreements are worthless and totally unenforceable so we now have the desperately unhappy situation where people parted with an awful lot of money and bought property which it looks as if they will either be subject to a substantial extra cost or they may have  to be demolished.
 
All this comes at a time when the Spanish property market is having a very hard time and publicity like this does little to help encourage people to invest in this area. As ever the answer to this and similar  problems is make sure there is a valid contract in place and any potential conflicts are identified and arrangements to rectify them are clearly stated.
 
If you have any doubts about what your contract says take it to an INDEPENDENT  lawyer to have it checked, the extra expense to yourself and potential upset to the promoter are small change when the possible outcome could be YOU pay to demolish the dream house you bought to spend living the dream life here in Spain.