What can be done remotely, and what cannot?
Almost every step of the buying process can be handled from your home country. Whatever cannot be done remotely is handled by an attorney.
| Step | Remotely? | How |
|---|---|---|
| Applying for an NIE | Yes | Via the Spanish consulate in your country or an attorney in Spain |
| Opening a bank account | Depends on the bank | Online or via an attorney, subject to identification and source-of-funds checks |
| Lawyer and legal checks | Yes | Instructed remotely; review of nota simple, charges and licences |
| Signing the arras or reservation | Yes | Electronically or via an attorney |
| Granting the power of attorney | Yes | Consulate, local notary with apostille or, in certain cases, by video |
| Signing the purchase deed | Not remotely | In person or via an attorney before the notary |
| Signing the mortgage deed | Via an attorney | Power of attorney with mortgage authority; the bank must accept representation |
| Taxes and registration | Yes | Via your lawyer or a gestoría (administrative agency) |
The nota simple is an extract from the Land Registry; the arras is the preliminary purchase contract with deposit.
The notarial power of attorney
A power of attorney authorises another person to act on your behalf. For a property purchase this is usually a special power, limited to that single transaction and the steps it requires: signing the arras and the deed, applying for the NIE, opening an account, paying taxes and registering the property. The attorney may act only within those powers. Have the text drafted in advance by your Spanish lawyer, so that it matches what the Spanish notary will require.
You can grant the power in two ways:
- At the Spanish consulate in your country. The document is drawn up in Spanish and is valid in Spain without apostille or translation. The consular fee is usually low, but an appointment may take time.
- Before a notary in your own country. An apostille under the Hague Convention is then required, or legalisation if your country is not a party, and often a sworn translation. An appointment is usually easier to obtain.
In both cases the Spanish notary will assess whether the power is sufficient and equivalent to a Spanish notarial document. A general foreign power of attorney, such as a UK Lasting Power of Attorney, is not automatically accepted.
Video link: what is and is not possible
Since 9 November 2023, Spain's law on the digitalisation of notarial acts (Ley 11/2023) has allowed a closed list of notarial acts by video link. These include powers of attorney for specific acts. Property purchases and mortgage loans are not on that list, nor are general powers of attorney. In practice the video route requires an accepted electronic identification, and the notary may still insist on physical attendance. For those living outside Spain, a power granted at a consulate or before a local notary is therefore usually the most predictable route.
If you are taking out a mortgage, an attorney may sign the mortgage deed, provided the power expressly authorises this and the bank accepts it. The law also requires a prior notarial transparency act, no later than the day before signing, which you or your representative must attend. More on our financing page.
Obtaining an NIE without travelling
The NIE (número de identidad de extranjero), the tax identification number for foreigners, is needed to complete the purchase, pay taxes and register the property. You can apply at the Spanish consulate in your country, via an attorney in Spain or in person in Spain. The usual documents are form EX-15, your passport, evidence of the reason (for example the arras contract) and the fee paid via form 790, code 012. Through a consulate it takes an indicative two to six weeks in practice. The NIE is personal and permanent and does not confer residence. Start early: it is the step that causes the most delays.
Assessing the property without being there
The formalities can be handled well at a distance; the buying decision itself needs more care.
- Ask for a live video call from inside the property, not an edited video, and ask specific questions.
- Have the surroundings shown too: the street, access, noise and distances.
- Ask for a measured floor plan alongside the photos.
- For a resale property, commission an independent building survey.
- Have your lawyer complete the legal checks before you sign the arras.
For off-plan new build, review the specification, the plans and the bank guarantees covering your stage payments. If you are torn between two areas, a short visit is often cheaper than the wrong purchase.
Common mistakes
- An incomplete power of attorney, causing the signing to fall through at the last minute.
- Omitting mortgage authority from the power when you are financing.
- Applying for the NIE too late.
- Choosing an attorney connected to the seller or the developer.
- Ignoring currency risk if your income is not in euros.
- Not limiting or revoking the power once the purchase is registered.
How CostaVista can assist
CostaVista assists buyers living outside Spain throughout the remote process: from a shortlist that fits your budget and live video viewings to coordination with your independent lawyer on the NIE, power of attorney and signing. Browse our properties or contact us.
General information, as of October 2026. This is not legal, tax or financial advice; for your own situation, consult an independent specialist.