We will help you to find a good estate agent in your area of choice who offers a new build service (not all do!). If he is experienced in new construction he will almost certainly be able to introduce you to reputable Architects and Builders with whom he has worked in the past. 

Things to be certain of - firstly that the title to the land is secure. Make sure the solicitor confirms that there are no charges or debts attached to the land, and no obligations, rights of way or covenants to others that will cause you problems in using or building on the land. Confirm all fees and taxes that you will have to pay. Also watch out for any liability to pay for services supplied across your land to neighbours - a recent law in Andalucia means in rural areas such a liability can exist.

To ensure that you will be able to build on the land you are buying, your Lawyer should obtain a document called an Informe from the local Town Hall. This document gives you - in writing - exactly what the Planning Authorities will allow you to build, the total square metres that can be built and the maximum height of the building.

Country Villas - in this case you will almost certainly be buying a ‘greenfield’ site, or possibly a tract of land with an existing building. There are urbanisations (housing developments) in the countryside but they are infrequent.  Most of the advice given in the previous section regarding coastal villas holds good, but there are a number of additional points to take into consideration.

1) Minimum plot sizes.

These can vary from as little as 1,000 m² (approx 1/4 acre) if the plot is close to a village - up to 25,000 m² (approx 6 acres) if the plot is deep in the countryside. If the plot is below the minimum size required you cannot legally build on it.

In many areas a substantial piece of land is required before anything other than a run of the mill property can be built.

2) Rights of way

Most countryside plots will be accessed by country tracks (dirt roads) which may also give access to other rural homes or farms. It is obviously essential to have legally recognised access from the nearest tarmacked public road to your selected plot.

3) Services

If the plot is isolated the cost of putting in services may be prohibitive.

4) Existing Building

If there is already an old farmhouse, or cottage, on the land and it is your intention to refurbish it rather than build a brand new home, there will almost certainly be restrictions on can what be done.

5 )Topographical

Most country plots will be sub-divided farmland and the borders may not be clearly marked. A topographical survey should clearly delineate borders and state exactly the total square metres of the plot. If the land is not already fenced, then a new purchaser may consider fencing off the plot (according to his survey) to avoid possible future disputes. The cost of a survey is likely to be between £200 and £500 for most normal homesites.

Your Lawyer will be able to ascertain all of the above before purchase. He should also be able to arrange a Topographic Survey on your behalf.   

Most Architects will have ‘drawing board’ designs of standard villas. They may be able to show you ready built villas conforming to their standard designs, you can then see in advance what you are going to get. Most purchasers will want to make some changes to the existing design and layout to customise their property.

If you have specific ideas on design, you will be able to liaise with the Architect and design a purpose built property There are lots of design points to consider - for example - marble floor tiles are beautiful - but in the short winter can seem cold, so some rugs in your lounge might be a good idea. You may want to consider central heating. In the spring and autumn, fans in bedrooms will be enough, rather than full air conditioning. 

Storage for tools is something you need to think about when planning. The houses usually have a lot of internal storage but you don't see many garden sheds!

The pool will need maintenance - about £80 per month. You can do it yourself without great difficulty, but when you're away you need to make sure a friend or a commercial company looks after it. You may be able to do a deal with a local family whereby they look after it in your absence, in return for being able to use it.

It’s easy to get drawn into the many tempting “extras” on offer to enhance the comfort of your villa – so do be careful to keep track of what you are spending.  

Be prepared to pay somewhere in the region of £3,000 to £5,000 in Architects’ fees. When you start building your villa and the Architect presents his fees, you will only be paying 70% of the total cost at this time. The balance is due when the building is finished and the Certificate of the Termination of the Building and the Licence of First Occupation of the Property are required. Your Lawyer will need these two documents to be able to make the declaration of the new building at the Notary’s Office.

In most cases your Architect, or your Estate Agent, will recommend a builder who will be able to give you a specific quotation based on the Architect’s plan and specifications.

Your Lawyer will draw up a Contract (or check out the Builder’s Contract) which will give a complete specification.

The Contract will reflect the cost per square metre for tiles, the models and types of sanitary fittings, taps, doors, windows, etc. and a completion date should be fixed with a Penalty Clause for late completion.

Your Lawyer will draw up a Contract between yourself and the vendor of the land - more or less following the same procedures as detailed in the section concerning purchasing a re-sale property. If you are buying land and building a property, then you will need to make two Escrituras (Title Deeds). At the time of paying the balance of the land price your Lawyer will make the Escritura for the land. You will then return to the Notary’s Office to declare the new building on your land - once the property is completed.

During building, do keep as close an eye as possible on progress, particularly with non-standard features, either through a friend or an agent. It's a good idea to check at key points that your special request has been included. Independent legal services are a very good idea - see our "Useful Inks" page for a recommended local lawyer - as you do need someone who can champion you, rather than the developer. And that's where we can help.  

For Property in Spain and Turkey contact: Christina Harris - Tel: +44 (0) 1962 885602