What documents do you need to sell your property in Costa Blanca North (2026)?

It’s not the first thing people think about…
but it often determines how smoothly the entire process will go.

Get clarity on your situation

When someone decides to sell, the focus usually goes to the value of the property, the photos and the presentation.

But there is another part that is just as important — only it often comes to the surface once the process is already underway.

I’ve seen it happen many times: everything seems to go smoothly. There is interest, viewings are taking place, and sometimes there is even an agreement on the table.
And then, at that point, questions start to arise.

For example about:

  • what is actually registered
  • documents that are missing or no longer up to date
  • differences between what has been built and what is on record

These are not major issues in themselves, but they do require extra time, additional explanations and sometimes adjustments along the way.

And that is exactly what you prefer to have clear from the start.

The most important documents — from a practical point of view

On paper, there is a list of documents required when selling a property.
But what really matters is how those documents relate to the property itself.

Not every situation is the same — and that’s exactly where the difference often lies.

Escritura (title deed / ownership deed)

The title deed forms the legal foundation of the property. It states who the owner is and how the property is officially described.

In many cases, this matches perfectly. However, it also happens that the description no longer fully reflects the current situation — especially when changes or extensions have been made over the years.

Legal foundation

The official description of your property as it is legally recorded.

Nota Simple (extract from the Land Registry)

The Nota Simple is a recent extract from the Land Registry and provides a legal overview of the property.
It confirms:

  • who the owner is
  • whether there are any debts or charges on the property

The document clarifies the legal situation, but it does not reflect the actual physical condition of the property.

Recent extract from the Land Registry

Shows who the owner is and whether there are any charges or debts on the property.

Identity and tax information

When selling a property, identification details and certain tax documents must be in order. This includes:
  • NIE + identification document Each owner must be able to officially identify themselves at the time of signing.
  • IBI (property tax) The annual municipal tax. Proof of payment confirms that this is up to date.
  • Basura (waste collection tax) Depending on the municipality, this may be charged separately.

Administrative requirements

The NIE, identification document and local tax documents form an integral part of the file.

Technical documents — where things become concrete

This is the part where questions sometimes arise. Not because it is unusual, but because regulations, interpretation and practice do not always fully align.

Energy Performance Certificate (EPC / CEE)

The energy certificate indicates how energy-efficient the property is, with a rating from A to G.
It is mandatory when selling a property throughout Spain and must be available from the moment the property is put on the market.
Validity: 10 years.
As long as this document is correctly issued, it usually does not cause any problems.

Mandatory when selling

The energy certificate must be available as soon as the property is put on the market.

Certificate of Habitation (Licencia de Segunda Ocupación / Declaración Responsable)

This is often the part where most confusion arises, as there is not one fixed approach in practice.
In the Comunidad Valenciana, a Licencia de Segunda Ocupación is commonly used, but it is not the only option.

In certain municipalities — such as El Verger — a declaración responsable is sometimes used today.


This is a declaration in which the owner, often together with a technician, confirms that the property meets the requirements for habitation.

The municipality may verify this afterwards.
Whether this is sufficient depends on the situation, for example if the buyer requires financing, when transferring utilities, or depending on the specific characteristics of the property.

Wanneer volstaat het?

Not every municipality follows exactly the same approach today.
Sometimes there is a traditional licence in place, sometimes a declaración responsable.

For example:

  • a buyer requiring financing

  • the transfer of utilities

  • or the specific characteristics of the property

Reality and registration

Next to the documents themselves, there is another important aspect to consider.

Does what is on paper actually match what has been built?

For example:

  • terraces that were later enclosed

  • additional rooms or extensions

  • swimming pools

  • modifications made over the years

It does happen that these elements are not fully reflected in the cadastre (catastro) or in the title deed.
That does not necessarily have to be a problem, but it does require a correct assessment and the right approach.

Not always identical

What has been built, what is registered and what is stated in the deed do not always fully align.
That is why this is something best reviewed in advance.

Why this makes such a difference upfront

When a file is only thoroughly reviewed during the sales process, issues sometimes come to light that were not visible earlier.

This may involve, for example:

  • differences between the documents and the actual situation

  • missing or outdated certificates

  • lack of clarity about previous modifications

  • situations that seem logical but are administratively different

This does not have to make a sale impossible, but it does require time, attention and the right approach.

When the foundation is clear, conversations are more relaxed, questions can be answered more quickly and there is greater confidence from the buyer.

Photos, presentation and marketing remain important, but they only truly come into their own when the file is also in order.

And that is often where the difference lies between a sale that feels difficult and a process that is set up properly from the very beginning.

Read also:

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