DECLARATION & REGISTRATION
Declare and regularise your building works in Spain
If your property has a construction or extension that is undeclared in the Land Registry or the Cadastre, I help you regularise it — whether licensed or by virtue of age.
When do you need to regularise?
To sell, inherit, mortgage or insure a property in Spain, it must be recorded in the Land Registry and the Cadastre exactly as it is. Undeclared works block all of these transactions.
Two paths depending on your situation
LICENSED
Completed new building
Built with a municipal licence and a certificate of completion of works. It is declared before a notary and registered at the Land Registry. The standard route.
UNLICENSED · ART. 28.4 TRLS
Declaration by virtue of age
Where the works have no licence but the period to require their demolition has lapsed. Art. 28.4 of the TRLS allows registration by means of a technical certificate of age — without this amounting to planning legalisation.
How I handle it
From the works to the deed, step by step.
- 01
Technical certificate
A qualified professional (architect or building surveyor) certifies the description and age of the works — or the completion of works, depending on the case.
- 02
Deed before a notary
Declaration of new building in a public deed. I coordinate it with the notary and provide the necessary technical and planning documentation.
- 03
Registration at the Land Registry
Filing at the Land Registry. I check that the registered description matches the physical reality of the property.
- 04
Cadastral update
Notification to the Cadastre to align built area and use. This avoids discrepancies that complicate sales and mortgages.
New building and planning: what you should know
Declaring the works at the Land Registry does not legalise the construction in planning terms — these are separate procedures. Nor does every renovation amount to a new building: maintenance or improvement works that do not increase the floor area do not require this procedure. I help you determine what applies to your case.
Frequently asked questions
Does my renovation need a declaration of new building?
Not always. Only if there is an increase in the built floor area or a change of use of the property. Interior renovations without an extension do not trigger an obligation to file a new declaration at the Land Registry.
What happens if I sell without declaring the works?
The deed will show a floor area different from the actual one. The buyer can claim the difference, and the mortgage or insurance may not cover the undeclared part. It is a risk worth resolving before the transaction.
Can I register an old extension without a licence?
Yes, provided the period to require the restoration of planning legality has lapsed. Art. 28.4 of the Consolidated Text of the Land Act (TRLS) allows registration by means of a technical certificate of age — without this amounting to planning legalisation of the construction.
How long does the process take?
It depends on the availability of the technical professional and the timeframes of the Land Registry and the Cadastre. As a guide, it can take between 6 and 12 weeks once the technical documentation is ready. I follow up at every stage to avoid wasting time.
Do I need to travel to Spain for this procedure?
No. With a power of attorney I can represent you before the notary, the Land Registry and the Cadastre without you having to travel to Spain.
SHALL WE TALK?
Tell me about your case, with no obligation
I reply to you personally, in your language. The first consultation is to get to know each other and see how I can help you.
You may also be interested in
If you are buying or selling, the registered status of the works directly affects the transaction.
Property conveyancing →An inheritance involving property may include undeclared works that must be regularised before transferring it.
International inheritances →