Before putting down a single euro of earnest money, there is one document you absolutely should read: the nota simple. It is cheap, anyone can request it and it reveals the legal truth of the property — something neither the listing nor the seller will tell you in full.
What the nota simple is
The nota simple is an informational document issued by the Land Registry that summarizes the legal situation of a property: who its owner is, how the Registry describes it and what encumbrances and charges weigh on it. It is informational (it does not provide full legal proof like a registry certification), but it is the standard tool for knowing the legal status of a property before buying.
What information it contains
- Property data: description, registry surface area, reference, registry property number.
- Ownership: who the owner or owners are and in what proportion and regime (community property, joint ownership, etc.).
- Encumbrances and charges: mortgages, seizures, preventive annotations, easements, resolutory conditions, tax liens.
How to read it part by part
1. Description of the property
Check that the address, the floor, the door and the surface area match what is being sold to you. A small difference between registry, cadastral and usable surface is usual; a large difference deserves explanation.
2. Ownership
Verify that whoever is selling is really the owner (or has power to do so). If there are several owners, all must consent to the sale. Watch out for unregistered inheritances, usufructs or bare ownerships.
3. Encumbrances
The key part. Here appear:
- Mortgage: the most common. Not a drama if it is canceled at signing with the sale price, but the outstanding capital and the cancellation procedure must be verified.
- Seizures and preventive annotations: owner debts that affect the property. Warning sign.
- Easements: rights of way, lights and views, etc.
- Tax liens and resolutory conditions.
It is very normal for the flat to have a pending mortgage: it is canceled at the notary with the sale money. What you must confirm is the outstanding capital and that the seller provides the balance certificate and the bank payment letter.
Warning signs
- Active seizures or preventive annotations.
- A different owner from the one claiming to sell, or unregistered inheritance.
- Resolutory condition in favor of a third party (can undo the sale).
- Registry surface very different from the actual or cadastral one.
- Discrepancies between what is recorded and what you are told.
Request an updated nota simple (from a few days before) and read it before signing the earnest money. Encumbrances are canceled or discounted from the price, but only if you detect them in time.
Where to request it and how much it costs
Anyone can request the nota simple of any property:
- Online, on the official registrars portal (registradores.org), with electronic payment.
- In person, at the Land Registry corresponding to the property.
The cost is around €9–15 (registry fee plus management). It is among the best euros you will invest in a purchase.
Nota simple vs deed
They are not the same:
- Nota simple: informational summary of the registry situation. Cheap, anyone can request it, ideal for a prior check.
- Public deed: the notarial document that formalizes ownership. The owner has it.
- Registry certification: document that does provide public legal proof of the Registry content, for formal uses.
When to request it during the purchase
Ideally, twice: once at the start, before earnest money, to know encumbrances and ownership; and another just before the deed, to confirm nothing has changed (that no last-minute seizure appears). The notary also consults it on signing day.
Before the nota simple, get to know the property for free
Our analyzer gives you the year, surface area, use and risks of the flat from the address — the perfect context to know what to look for in the nota simple. And if you want, we help you with the complete registry review.
Analyze my flat →Frequently asked questions
How much does a nota simple cost?
Approximately €9 to €15, depending on whether you request it online (registradores.org) or in person at the Land Registry.
Can I request the nota simple of any flat?
Yes. The nota simple is public: anyone with legitimate interest can request it, also of a property that is not theirs (for example, one you are thinking of buying).
Does a mortgage on the nota simple prevent buying?
No. It is the most common case and is canceled at signing with the sale price. The outstanding capital must be verified and the bank must issue the balance certificate and payment letter.
What is a seizure on the nota simple?
An annotation indicating that the property is liable for an owner debt. Unlike a mortgage, it is a warning sign: it is advisable to get advice before proceeding.
Does the nota simple replace a technical analysis of the flat?
No. The nota simple covers the legal side (ownership and encumbrances). The physical condition (year, ITE, aluminosis, risks) is another matter: you can see it free in our flat analyzer.
Editorial notice. This guide is informational and describes the general functioning of the registry nota simple as known on the update date (2026). Fees and procedures may vary. Listing Barcelona is an editorial and independent platform; it does not provide legal advice. For a specific transaction, consult a lawyer or real estate advisor.