The escritura is the document that makes you the legal owner of a Spanish property. Here’s what it is, what happens at the notary, and what to do with it afterwards.
On completion day in Spain, one document matters above all others: the escritura. It’s the moment ownership transfers, the reason you’re sitting in front of a notary, and the piece of paper that proves the property is yours.
Here’s what it actually is and what happens to it.
What is an Escritura?
An escritura pública de compraventa — usually just called the escritura — is the official title deed for a Spanish property. It’s a notarised document that records the sale, identifies the buyer and seller, describes the property, states the purchase price, and confirms the transfer of ownership.
It is the Spanish equivalent of the title register in the UK, but unlike in the UK where ownership is recorded electronically at the Land Registry, in Spain the escritura is a physical notarised document that exists as the primary record of the transaction.
What Happens at the Notary?
The escritura is signed at a notary’s office on completion day. The notary — a state-appointed official — reads the document aloud to both parties, verifies identities, confirms there are no outstanding charges on the property, and witnesses the signatures.
Once signed, the notary retains the original (the protocolo) and issues certified copies to the parties. Your copy — the copia autorizada — is your proof of ownership until the property is registered at the land registry.
If you’re completing remotely, your representative signs on your behalf using a power of attorney. The legal effect is identical.
What Does the Escritura Contain?
A typical escritura includes:
- Full details of buyer and seller including NIE numbers
- Complete description of the property — address, cadastral reference, size, boundaries
- The agreed purchase price
- Confirmation that the property is free of charges and encumbrances
- Any conditions or special clauses agreed between the parties
- The notary’s certification and signature
It’s a lengthy document — mine ran to over 50 pages. Most of it is standard legal boilerplate. The key sections are the property description, the price, and the confirmation of clean title.
What Happens After the Escritura is Signed?
Signing the escritura transfers ownership — but the process isn’t complete until the property is registered at the Registro de la Propiedad (land registry). Your gestor handles this registration, typically in the weeks following completion.
Until registration is complete, your copia autorizada serves as proof of ownership. Once registered, the land registry entry is updated to show you as the new owner and you’ll receive your certificación registral — the official registry certificate.
Keep both documents safely. You’ll need them when you come to sell, remortgage, or pass the property on.
The Escritura and ITP
The signed escritura triggers the obligation to pay ITP — the property transfer tax — within 30 days. Your gestor files Modelo 600 on your behalf using the details from the escritura. Don’t delay instructing them after completion.
The Bottom Line
The escritura is the centrepiece of a Spanish property purchase. It’s signed at the notary, it transfers ownership, and it’s the document you keep as proof that the property is yours. Your gestor handles everything that happens next — registration, tax filing, and post-completion checks.
Wondering what happens at the notary on completion day? Completing a Spanish Property Purchase Remotely covers the full completion day experience. And for the post-completion process, What is a Gestor in Spain? explains who handles registration and what they do.