Property Search

You can certainly get a 'feel' for the type of property and location from the internet, but be warned pictures taken to sell a property seldom match the reality of the property itself. The only way to be sure is to visit the area and look at what is on offer; for example, Olvera is trumpeted as 'The King of the Pueblos Blancos' and to some folk it is just that; however, to others it is over commercialized, has too much reconstruction and is noisy; in the end your choice of village [and property] is all a matter of personal taste combined with your budget. Tip: determine your budget first. Decide how much you can afford to pay, including mortgage and monthly costs. Include 10% of the purchase price for taxes and legal costs. Remember that your budget should include any reforms necessary, if any.

The seasons vary enormously in Southern Spain. The pueblos enjoy a comfortable hot, dry summer, a warm fall that extends to the beginning of December, a brief cool winter which only rarely approaches freezing point, and the jewel in its crown: a beautiful spring with amazing wildflowers from February to May. TIP: consider the seasons when viewing property.

Flights are very reasonable from the UK, and inexpensive from North American if you book in advance. Tip: we can advise on all aspects of travel.

View as much property as you can, take your time and do not feel obliged to any Immobiliaria. Consider location at different times of the day for accessibility, noise etcetera. Tip: remember that the Spanish are fun-loving, outdoors people. Just about anything can promote an impromtu street party; however, siesta time is quiet and they retire early in the villages except at weekends. Fiestas like Easter are vibrant and noisy.

Take photos and make a short list of properties that you like: make sure you note the street address. You will find that Immobiliaria are variable in their approach to buyers, some exhibit a take it or leave it attitude, others try to create a phoney relationship by entertaining, some simply focus on business. The English speaking Immobiliaria often portray themselves at the hub of the ex-patriot community with some 'magical' influence frequently based on no more than the ability to converse in Spanish. Buy into this and you will be disappointed: never forget purchasing your Spanish property is a serious investment, so keep your own counsel, do your research, use Immobiliaria to view property and do not be afraid to walk around the pueblos on your own. Andalucia is safe, with one of the lowest crime rates in the world. The Andalucians love children, and with proper parental vigilence your kids are safer here than most other places in this world.

Tip: promises made by Immobiliaria to obtain a sale do not always materialize in a post sale environment. Focus upon viewing property and avoid other activities such as socializing: don't mix business and pleasure. You can and should investigate the surrounding area on your own. We have heard all the silly stories: trust us, there is no secret access to Lake Zahara known only to any Immobiliaria.

Accomodation Why not consider Casa Isobel as your property search base among the pueblos blancos of Andalucia. El Gastor is the perfect location to base yourself: it is a convenient distance from Setenil, Algodonales, Montecorto, Ronda la Vieja, Grazalema, Zahara, Torre Alhaquime, La Muela, Los Villalones, Pruna, Olvera, Alcala, Juncales, Montejaques and Ronda. Casa Isobel is available for long-term and short-term stays. Check availability: Casa Isobel. If you subsequently use our Gestorial Service we will apply a 100 euro credit to your fees.

Ready to Purchase For many transactions the Spanish employ the services of a Gestor , who knows the procedures and looks after their interests as they 'duel' with the bureaucracy. Andaluz Property offers this Gestorial service to buyers: an alternative service to an Immobiliaria when buying a house. We will look after your best interests and all aspects of the purchase. Our service provides added protection at no extra cost; particularly as Immobiliaria usually represent buyer and seller.

In Spain the legal process is very different and to the outsider may appear somewhat convoluted. Immobiliaria make claims like 'licenced by the town hall' [all business are] and trump membership of UK associations [which have no jurisdiction in Spain]; the truth is that the Spanish Real Estate Industry is completely unregulated!

Tip: Spanish vendors virtually never grant exclusive rights to Immobiliaria in Andalucia to sell their property: a property advertised as 'exclusive' is likely to be owned by an ex-patriot. The sales process is first come first serve and you will see the same property with many Immobiliaria often at different prices. There are no sales contracts with vendors, and any commission, which is usually claimed to be 2% of purchase price, is negotiated with the vendor only when the Immobiliaria has a buyer for the property. As most Immobiliaria include commission within the advertised price there is a 'grey' area here. Thus, as an alternative, it makes good business sense to employ our Gestorial Service to conduct negotiations on your behalf.

Gestorial Service

Andaluz Property's service includes all aspects of the purchase and if you require it, we can, in addition, oversee your reform project or simply provide advice and contacts to those who like to do it themselves. This service includes the following services:

Negotiating price with the vendor. Tip: we will advise regarding offers and get you the best price. Our fee will be an additional 2% of the negotiated purchase price payable directly to us in euros by you the buyer, which means that you will not pay the 7% sales tax on commission, which happens with Immobiliaria Reference to a Spanish lawyer who speaks English and who will handle the legal aspects of your purchase: costs vary, but if you allow 2% of the purchase price this will be adequate and will include notary, registration and a power of attorney. Tip: if you wish to avoid multiple trips during the process a POA is essential. Spanish Law offers peace of mind and protection to the client and our lawyers are screened and highly recommended. An offer is usually secured with a 10% deposit which is done through your lawyer; although often less is acceptable or in special circumstances more required. This will keep the property from the market for 6 to 12 weeks to allow time for all relevant documents to be obtained scrutinized. Note: if the completion of the sale does not take place due to your withdrawal, the deposit is non-refundable and it becomes the vendors. Conversely, if the vendor accepts another offer during this time period they are obliged to refund double the deposit to you. Obtaining you and your spouse's 'Numero Identificacion Extranero' [NIE]. Tip: most Notaries will not accept a passport alone, you must have an NIE or an NIF if you are a Spanish resident - a Notary in Spain is a very important official, unlike the UK and North America, who oversees legal process and protects all parties equally. Assistance with a Spanish bank account and using banking services in Spain with zero or the minimum bank charges. Assistance with your mortgage, rates in Spain are linked to the Eurobor and are less than most other countries. Building surveys: a professional survey can cost around 400 Euros. Our experienced building contractor can also provide a very comprehensive building report for around 200 Euros.

What is a gestor?

A gestor is a general purpose consultant who can make your life in Spain much easier. He or she acts as an intermediary in your relations with the various official bodies. He knows the workings of many council and local government corridors and is usually able to obtain an official permit or document far quicker than you could on your own - even if you were fluent in Spanish.

Every Spanish town has one or more gestors. They are a necessary part of life because Spanish government and council officials are notoriously slow and nit-picking. Bureaucratic procedures are archaically complex and have to be slavishly followed to the letter. However; rather than single-handedly wrestling with these bureaucrats you can sit back and let a gestor do the dragon-slaying for you. A gestor is generally efficiently attentive to his clients and his fees are normally very reasonable.

The average Spaniard would not consider trying to obtain certain permits and licences without using a gestor. So why try to survive without using a gestor?

Typically, gestors will be able to handle the following matters for you:

Taxes:	Administration of income and wealth tax for residents and non-residents alike. Payment of local taxes such as rates [IBI], rubbish, and car tax for Spanish vehicles.
Conveyancing:	A gestor can handle all of the legal work and tax payments required for a property purchase or sale.
Wills:	Your gestor can give you advice on preparing a will for your Spanish property, as well as liaising with the local notary for the signing of the will.
NIE residency:	He can arrange for your national foreigner identification number [NIE] to be issued. You will need this number before buying a local property. A gestor can also help you obtain a residency permit.
Vehicles:	They can arrange for change of ownership and addresses to be registered, as well as helping with paperwork involved in obtaining a Spanish driving license and importing vehicles.
Insurance:	Many gestors are insurance agents and can arrange insurance for your house, car, and life.
Permits:	Your gestor can also arrange for your fishing and hunting licenses to be issued - as well as a gun license.
Business:	If you decide to set up a business, then a gestor will offer essential advice on preparing employment contracts and paying social security contributions.

In addition to the above you will find your local gestor a source of information and practical advice for resolving the various administrative problems that appear in everyday life.

There are 2 ways of purchasing a property in Andalucia, Spain:

Private contract: this is not a recommended way of transacting the sale unless you can afford to purchase without a mortgage; however, a cash buyer can get an incredible deal this way. Tip: interested cash buyers can contact us for more information.

Registered contract: if you wish to get a mortgage on the property you have to complete your purchase this way and we advise buying with a registered document. The Registry [La Oficina Notaria] will require all paperwork and will sign-off all legal aspects for a fee. All paper work must be checked by your lawyer before being submitted to the Notaria.

There is a 7% government tax on a house purchase price; therefore as we said, it is necessary to allow for a total of 10% [you may get some change] of the house price for various taxes and fees.

Changing electricity, water and municipal accounts into your name after the sale is complete. Tip: overheads: compared with North America or the UK your average outgoings are likely to be low; around 100 euros a year community charges, for a 3 bedroom house; 50 euros a year for garbage collection.

Electricity, water and phone are all private companies. while the first two are likely to be cheaper, phone bills are typically higher than in the UK and on par with North America. We will also assist with telephone and Internet access if they are required.

We will advise and consult on those small things that get overlooked but cause frustration: local transport, butane gas accounts, schools, emergency services, health care, resident status, buying a car, Spanish living, protocols and holidays, and even learning the Spanish language.

Reform Projects

Our services here will include the following:

• We will discuss and advise on reform projects and provide rough sketches of work.
  
  
• If necessary we will secure the services of an architect, or structural engineer.
  
  
• We will obtain no less than two writen estimates from all trades involved and maintain English translations for inspection.
  
  
• We will apply for and obtain all necessary building permits.
  
  
• We will oversee all work to completion, providing digital photographs at all stages and provide post construction cleaning services.
  
  
• For the do-it-yourself types, we will provide advice on local materials and their suitability; blacksmith; plumbing, painting and electrical suppliers, etcetera. Tip: save money by not chasing your tail and doing things the hard way: we give you the assistance that you need to avoid making costly mistakes
  

  At this time service from Andaluz Properties are available covering the following pueblos: El Gastor, Setenil, Algodonales, Montecorto, Ronda la Vieja, Grazalema, Zahara, Torre Alhaquime, La Muela, Los Villalones, Pruna, Olvera, Alcala, Juncales, Montejaques and Ronda.
  
  

  Properties for Sale

  We anticipate including a selection of properties for sale within our area in the near future. Vendors who would like to advertise Andalucian property here can contact us at info@andaluz-property.com .
  
  Los vendedores que deseen incluir como para anunciar Anadalucian propiedad aqui puede contactar con nosotros en info@andaluz-property.com.
  
  

  ANDALUZ - PROPERTY 7 Calle Las Palmeras, El Gastor, 11687 Cadiz, Spain. info@andaluz-property.com Alternative mailing address: 2 Auburn Avenue, Halifax, NS, Canada B3R 1K4 Telephone: (902) 423.2651 Mobile/Cellular: (902) 225.5768 Fax: (902) 477.1375 www.andaluz-property.com

  
  

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