When does the handover take place?

In most Spanish property purchases, the formal handover takes place on completion day, after the title deed has been signed before the notary and the purchase funds have been transferred.

The keys may be handed over:

• At the notary's office
• At the property itself
• Through the estate agent
• Through the seller's representative
• Through your lawyer, if you are not attending in person

The exact arrangement should be agreed before completion. In some cases, particularly with new-build properties, the legal completion and physical handover may happen at slightly different times. Your lawyer should confirm when you are legally entitled to take possession.

Check that the property is vacant

Unless you have agreed otherwise, the property should be handed over with vacant possession. This means the seller, tenants, guests, and personal belongings should no longer be occupying the home.

Before or immediately after completion, confirm that:

• The seller has moved out
• No tenants remain in the property
• Personal possessions have been removed
• Rubbish and unwanted furniture have not been left behind
• Garages, storage rooms, and outbuildings are empty

Any furniture or appliances included in the sale should remain in place. A written inventory is useful when buying a furnished property, especially if particular items were important to your decision.

Carry out a final inspection

A final inspection, sometimes called a pre-completion inspection, should ideally take place shortly before the deed is signed or before the keys are accepted. This is your opportunity to confirm that the property is in the condition you expected.

Check that:

• No significant damage has occurred
• Agreed repairs have been completed
• Included fixtures and furniture remain
• Doors, windows, and shutters operate correctly
• Water and electricity are functioning
• There are no obvious leaks
• Appliances included in the sale are still present

This inspection is not a substitute for a professional survey. It is a final check that nothing material has changed since your earlier viewings.

Take photographs if you notice anything that may need to be raised with the seller, lawyer, or agent.

Collect every set of keys

Make sure you receive keys for every part of the property, not only the front door.

These may include keys or access devices for:

• Main entrances
• Security gates
• Garages and parking areas
• Storage rooms
• Post boxes
• Roof terraces
• Communal facilities
• Alarm systems
• Pool or garden gates

You may also receive remote controls, electronic key fobs, entry codes, and alarm instructions. Even when the seller provides several sets, it is sensible to change the main locks after completion. You cannot be certain how many previous copies exist.

Record the meter readings

Take clear photographs of the electricity, water, and gas meters on the handover date. The photographs should show both the reading and, where possible, the meter number. This provides evidence of the point from which your responsibility begins.

Meter readings can help prevent disputes about previous consumption and may be required when changing utility contracts.

Also ask where the meters, fuse box, water stopcock, gas supply, and hot-water controls are located. These details are easy to forget once the seller or agent has left.

Transfer the utilities

Utilities do not always transfer automatically when ownership changes.

You may need to change the account holder for:

• Electricity
• Water
• Gas
• Internet
• Alarm services

The process may require copies of your identification, NIE number, title deed, bank details, and recent utility bills.

Do not cancel an existing supply unless you have been advised to do so. Reconnecting a service can be slower and more expensive than simply changing the name on the account. Your lawyer, gestor, estate agent, or relocation adviser may assist with these changes.

Obtain important documents and information

The handover is also a good time to collect practical documents relating to the property.

Depending on the type of home, these may include:

• Appliance manuals and warranties
• Alarm instructions
• Community rules
• Maintenance records
• Building plans
• Pool or garden maintenance details
• Copies of recent utility bills
• Contact details for the community administrator
• Information about waste collection
• Details of local service providers

For a new-build property, you may also receive technical documentation, warranties, certificates, and a list of snagging procedures. Keep all property documents together in a secure physical or digital folder.

Meet the community administrator or president

When buying an apartment or a home within a shared development, it can be helpful to introduce yourself to the community administrator or president.

They can explain:

• How community fees are paid
• Rules for shared areas
• Waste and recycling arrangements
• Pool opening times
• Parking restrictions
• Planned building works
• How to report maintenance issues

You should also confirm that the administrator has your correct contact and bank details.

Check insurance cover

Your new home should be insured from the moment you become responsible for it. If you are using a mortgage, the lender may require building insurance as a condition of the loan. Even without a mortgage, appropriate cover is strongly recommended.

Depending on the property, you may need insurance for:

• The building
• Contents
• Public liability
• Accidental damage
• Holiday rentals
• Unoccupied periods

Do not assume that the community's building insurance covers everything inside your property. Ask exactly what is included.

Make a list of immediate priorities

Once the keys are yours, it is tempting to start decorating or buying furniture immediately. First, deal with the practical essentials.

Your early priorities may include:

• Changing the locks
• Checking smoke alarms
• Arranging insurance
• Updating utility accounts
• Testing security systems
• Cleaning the property
• Checking for leaks after water is turned on
• Confirming waste and recycling arrangements
• Informing the community administrator of the ownership change

If the property will remain empty, arrange regular inspections and consider shutting off the water supply when appropriate.

What happens if you find a problem?

Raise any significant problem as soon as possible. Contact your lawyer if:

• The property is not vacant
• Agreed items have been removed
• Serious damage has occurred
• Utilities have been disconnected unexpectedly
• The seller has not completed agreed work
• Access to part of the property is unavailable

For a resale property, your options may depend on the purchase contract and the nature of the issue. For a new build, defects should be documented carefully and reported through the developer's snagging or warranty process. Avoid relying only on verbal promises.

Final thoughts

A Spanish property handover should be an enjoyable milestone, but it also requires careful attention to practical details.

Confirm that the property is vacant and in the agreed condition, collect every key and access device, photograph the meter readings, and gather as much useful information as possible before the seller or agent leaves.

With a little preparation, the handover can mark a smooth transition from buyer to owner—and the beginning of your life in your new Spanish home.