Talking about tourism, during the last years, Orihuela Costa has passed from to be a “secondary” area from Torrevieja, to be one of the most important touristical centers in the South East of Spain. Close to Torrevieja, has a perfect mixture of excellent beaches, residential constructions, high quality Hospitals, offer of big commercial centers, and Golf. Even a Casino.
But, overall, beaches as the ones in La Zenia, Playa Flamenca, Cabo Roig and Campoamor, are the most attractive points for tourism in the area.
TLACorp lawyers have been dealing with Orihuela Costa properties for more than 10 years. As result, we have prepared a small presentation of our conveyance and property law service on properties placed in Orihuela Costa, covering also the area to Pilar de la Horadada, San Pedro del Pinatar and San Javier, considering the main legal aspects for conveyance, made by our lawyers.
If you are interested to buy, or to sell, a property placed in Costa Blanca South, like Torrevieja, San Luis, Los Balcones, Playa Flamenca, La Zenia, Cabo Roig, Orihuela Costa, Pilar de la Horadada, etc. , TLACORP will help you to take a final purchase, or sale, decision.
This area covers a wide range of properties, which passes from rustic (inland), to apartments, bungalows, urbanizations, Golf Courses, etc. Let us detail the main legal aspects of each of these properties covering from Torrevieja, Orihuela Costa, La Zenia, Cabo Roig, Playa Flamenca, Los Balcones, San Luis, San Miguel, Guardamar, La Mata, Pilar de la Horadada, etc. .
A) In the Village
Villages like Orihuela, Desamparados, Redován, Pilar de la Horadada, San Miguel de Salinas, and Montesinos, are used mainly by Spanish, These types of properties use to be bungalows, and apartments, near the beach, and built usually before the “Spanish boom” (before 2000).
In order to buy these type of properties, we recommend you pay attention in these important points to check:
– Legalities and administrative aspects + history of the construction. Knowing how the property was built, and how it was developed during the years, is very important when taken the decision to buy. Points as if the property has been extended, or if the terrace has been covered, or if the porch is now a room, if the underneath is now a bedroom, etc. This will help to know if the previous owners have made all these works with he proper permits, or, if there is any fine or penalty affecting these properties derived from a default of the construction license.
Why this is so important? – Because, for example, if the property had a penalty for construction, Town Hall may refuse to renovate the Certificate of Habitation (Occupation license), and the new owners may have future problems to renew utility contracts.
– Water and electric contracts: Some of the buildings may be quite old, so existing water and electric installations may be out to date. Thus, supplying companies may ask the buyers to update installations (rewiring) in order to proceed with the change of the utility contracts after completion.
– Plusvalia: If the property is owned by the owners for a long time, Plusvalia Tax may be really high. This tax must be paid by the vendors on completion, but, will be recommendable to know the amount of this tax per anticipate.
– Community of owners: We also recommend to know, not only if the vendor is up-to-date in the payments of the community charges, but to also to check if there are other payments derived from eventual reforms and/or maintenance of the community areas (terraces, façades, parkings, etc), which sometimes do not appear on the debt certifications made from the community of owners. Also, old properties may have structural problems, so, it is important to know if there is a project from the co-owners to make works in the building out of the normal reform and maintenance ones.
B) In the Coast
Near beaches of Orihuela Costa, Playa Flamenca, Cabo Roig, La Zenia, Campoamor, Pilar de la Horadada, San Miguel, Villamartín area: This area is covered of new urbanisations created with the Spanish boom, sometimes in big urbazanizations like Villamartin, San José, Blue Lagoon, Los Altos, Los Balcones, Cabo Roig, La Zenia, etc.
Important legal aspects to consider at time to buy these kind of properties are the following:
– The property must be perfectly inscribed in the land registry, as “completed house”. It means that the property has been registered, and the builder had already supplied the Final Works License, the Ten Years Insurance (Insurance which covers during 10 years the structural defects of the building), and the Certificate of Habitation.
– Community areas: The community areas like Golf Courses, commercial areas, pool, gardens, etc, must be completed, or in process to be, and running perfectly.
Also, is very important to “read” the community rules to see, for example, if your neighbor can run a business which can disturb you, or if dogs are allowed, etc.
– Community charges: These kind of properties can have high expenses of maintenance. It is very important to know them in the initial steps of conveyance.
– Limitations and rights of use: These areas use to have big infrastructure of electric, water, sewage, rubbish collection, which can affect your property.
C) Rustic land properties
Considerations of conveyance in rustic properties are not different from the rest of areas. Please, consult our construction on rustic section, or see our common problems area to see the typical problems for rustic areas.
VERY IMPORTANT IN ORIHUELA – NON EU CITIZENS MAY OBTAIN A MILITARY CERTIFICATE TO BUY A PROPERTY IN THE AREA.
For more information regarding conveyance, visit our Conveyance section.
TLACORP is at your entire disposal from our Quesada office in Av. Las Naciones, 11-A, Ciudad Quesada (Torrevieja area), with special fees, for properties placed in this area. Just contact us for quotation.
BUYING IN ORIHUELA COSTA? – CONTACT ONE OF OUR LAWYERS