Free Initial enquiry and advice

Why Mortgage

Whether you purchase a property in cash or take out a mortgage, it is not always an easy decision. If you have the funds to purchase the property it does not always make sense to tie up your capital, and many clients today consider a mortgage instead.

There are many factors that can influence such an important decision and following are just some of the reasons why people consider taking out a mortgage when purchasing a property in Spain today:

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An unrivalled euribor rate

The interest rates are at a historic low and the 12-month Euribor remains in negative figures. Interest rates are extremely competitive in comparison to previous years and are expected to remain low for the foreseeable future.

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Diversification

By having a mortgage, you will maintain liquidity and will not tie up your money in one asset. This enables you to invest your funds in other areas in order to maximize your return on investment. A mortgage can also allow you to purchase a more substantial dream home or leave you with enough funds to make capital improvements to your new home.

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Tax liability

There are tax implications when buying a property in Spain. Taxes are more than double the European average, with no economic justification! In high-end properties, it is extremely important to consider the substantial wealth tax and inheritance tax implications. The reduced tax obligation may be a seriously important advantage when considering a mortgage for the purchase.

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Access to funds

If you decide you need funds at a later stage, it is harder to obtain an equity mortgage down the road than to take out a mortgage when you buy the property. For this reason, you should balance out your options from the very beginning. That being said, if you do find yourself in these circumstances, a mortgage may still be obtained.

Types of Mortgages

In general terms the maximum mortgage available is up to 70% loan-to-value for non-residents and up to 80% loan-to value for Spanish tax residents (the lower of the two values between the purchase price and valuation) but this percentage can vary depending on the type of mortgage. In Spain, the maximum affordability ratio or debt-to-income is between 30% and 40%, this includes all existing debt. There are exceptional circumstances where a higher percentage can be obtained or a higher affordability ratio can be considered.

Each client and application is unique as all applicants have different circumstances and priorities and we must take into account age, nationality, tax residence and other factors to see which is the best mortgage at all times for each client.

Regardless of the type of mortgage, it is important to ensure the property can be mortgaged and legal advice is highly recommended (we can recommend various top law firms if required).

For each type of mortgage the rates and conditions vary between banks and also change on a regular basis. Due to the volume of transactions and our relationship with the banks and their Management teams, the Lionsgate Capital team ensure they obtain the very best interest rates on your behalf, at all times.

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Spanish resident mortgages

If you are a Spanish tax resident you have different products available and opt for a higher loan to value, of up to 80% or even 90% loan to value in some cases, depending on the valuation.

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Equity release mortgages

Equity release is not common in Spain but can be obtained for certain purposes on properties that are mortgage-free, please contact our team and we will study your individual case.

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Non tax domiciled client mortgages

If you work on yachts or do not have to declare tax on your income, we can help you find the best mortgage from over 20 lenders, with a maximum finance of up to 70% of the purchase price (or the valuation if lower).

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Lombard loans

We offer Lombard loans to our Private Banking clients, where an investment portfolio either in Spain or abroad is used as collateral to borrow funds in Spain and maximize their return on investment. Lombard loans can also be used in addition to a mortgage to maximise taxation and return on investment.

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Interest only mortgages

Interest-only mortgages are not currently available in Spain, with the exception of construction mortgages where the first 18 to 24 months can be interest only, until the property is finished. We do have some international banks we collaborate with that offer interest only options to private banking clients that hold a minimum investment of 500.000 euros with them.

If you wish to lower your monthly payment to the minimum, we always recommend you apply for the longest term possible, as some banks do offer longer terms than others.

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New-build mortgages

If you are looking to finance the build of your own home, we can also help you obtain the best mortgage. You must have the funds to purchase the plot, together with the project and licenses in place, the architect´s plans and quotes for the build for the application process to be carried out.

Mortgages, in general terms, can be 60% to 70% of the total cost of the project. Different taxes and costs apply when building a home, which your lawyer or tax advisor can confirm.

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Re-mortgaging

IIt is not common practice to remortgage in Spain. We can however review your current conditions and see if it is worth setting up a new mortgage and canceling the existing mortgage, taking into account all costs, including the penalties for redeeming the existing mortgage and the set-up costs for the new mortgage.

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Commercial mortgages

Whether you need a mortgage for a hotel, a property development or any other business, commercial mortgages vary depending on the purpose and the project. In general terms the mortgages available vary between 50% and 60% of the purchase price or valuation (the lower of the two), please contact us and our team will study your case and see which mortgage best suits each purpose.

Please note: The information the banks provide us with changes frequently and we aim to update the information accordingly. If you have any queries at all, please contact our team, thank you.

8 Easy Steps to the Perfect Mortgage

We understand how complicated the mortgage process can be. That´s why our team takes care of every detail to ensure the process is easy and stress-free from the first contact to completion at the notary. We have put together a few guidelines to explain the process of mortgaging in Spain:

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Contact us

Contact us by email or by phone as soon as possible in order to see what the best option is for you as the types of mortgages available, terms, conditions and costs are different in Spain to those in other countries. It is important your timing is right as you will need to produce various documents to process your application and find out how much you can borrow.

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Meeting

After an initial conversation with one of the Lionsgate mortgage advisors to discuss exactly what you are looking for, what your personal circumstances are and what the best mortgage for you is, we will explain the terms of the mortgage, monthly payments, interest rates, fees, etc. and will send you an application form and a list of supporting documents required to move forwards.

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Documents

Our team will study your application and documents and pre-under-write your mortgage, your affordability ratio will be calculated and a basic property check will ensure the property can be mortgaged. The maximum affordability ratio or debt-to-income is between 30% and 40% in Spain, this includes all existing debt and the new loan you are applying for. A summary will be prepared by the Lionsgate team to send to the 5 to 6 top banks (out of 20) that best match your profile and preferences to see if the mortgage is viable and which are the best conditions that can be obtained.

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Banks

Once the team receive the feedback from the 5 to 6 banks, your application will be presented to the 2 to 3 banks that offer the best overall conditions. The banks will carry out a risk assessment, and confirm the approval of the mortgage subject to the property valuation. Terms and conditions always depend on each client ́s personal circumstances and also vary from bank to bank, however, our team always strives to obtain the very best finance solution for each and every Lionsgate client.

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Valuation

After you have accepted an offer, a certified surveyor must visit and value the property and as long as the valuation is correct with no warnings or conditioning clauses, the bank will be able to issue the formal offer and proceed to open a bank account for you. In Spain, the mortgage and the bank account must always be with the same bank. If a client prefers an official valuation to be carried out before the process starts, our team can also arrange it.

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Lawyer

For the purchase, you will need to have a Spanish identification number (NIE), which your lawyer can arrange. This takes some time and we recommend you begin this process as soon as you decide to purchase a property. The NIE can also be obtained in the Spanish embassy in your country of residence. We always recommend our clients to have a lawyer throughout the process and and if necessary, we can recommend excellent lawyers to suit each     client´s preferences and requirements.

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Ready for completion

Once everything is in place and after confirming with the bank and lawyer, your Lionsgate mortgage advisor will send you the final breakdown of costs, listing the various fees and taxes related to your purchase which in general add up to between 11% and 14% of the overall purchase price. At this point, you will also know the exact amount you will need for the remainder of your purchase.

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Completion

On the day of completion, the mortgage must be available together with sufficient funds for the remainder of the purchase and costs. Completion takes place and is witnessed by a notary and two deeds will be signed, the mortgage deed and the purchase deed. Your mortgage advisor will be with you throughout the process until     the very end!

The duration of the process varies between banks and clients. In general terms we recommend a minimum of 4 to 6 weeks allowance, but there are always exceptions that can be made. Please contact our team for further advice and to help guide you through the process.

Documents required for a mortgage application

Following is a list of the documents required for the mortgage application. We have a check-list of documents for each nationality and tax-residence and also for other types of mortgage applications such as self-builds, developments and transactions in company names that we will email you after our initial conversation and based on your personal circumstances.

It is important all documents are provided in English, Spanish, German or French where possible. Following are the main documents we require for individuals looking to mortgage:

Wealth tax & inheritance tax

When you buy a property in Spain, it is important to make sure you are informed of all the tax issues in advance. Many people are caught out by laws they are not necessarily aware of and this can result in more tax being paid. Professional advice will prove invaluable, and in order to make sure you are fully informed, following is some information that may be of interest to you:

Wealth Tax in Spain – Deductions

Wealth Tax in Spain – Deductions

Non-residents are entitled to an individual deduction of €700,000 per person. So, for example, a non-resident married couple buying a property will have a combined tax-free allowance of €1,400,000 on their net estate.

The wealth tax is calculated on net assets, which means you can deduct the mortgage too, therefore considerably reducing the tax paid each year.

Spanish Wealth Tax Rates

Spanish Wealth Tax Rates

The wealth tax follows a progressive sliding scale, the higher the price of the property, the more you are taxed, with a cap set at 3,45% per year for properties in excess of €10,9 M!!! As stated above, the first €700,000 is the national tax-free allowance per person.

The current wealth tax rates are applicable to each person´s individual net wealth on 31st December of each year, after all relevant deductions are made are as follows:

From € To € Tax Rate % Tax Band € Cumulative Tax €
0 170.472 0.28% 477 477
170.472 340.937 0.41% 699 1.176
340.937 681.869 0.69% 2.352 3.529
681.869 1.336.739 1.24% 8.120 11.649
1.336.739 2.727.479 1.79% 24.894 36.543
2.727.479 5.454.958 2.35% 64.096 100.639
5.454.958 10.909.915 2.90% 158.194 258.833
10.909.915 Onwards 3.45%

How taxes are reduced with a Mortgage

The value of the property will be reduced by the mortgage in order to avoid tax payments but only if the mortgage is in place at the same time as the purchase. So, it makes sense to take out a mortgage on the first property even if you have the funds to purchase the property in cash.

In addition, it is difficult in Spain to release equity at a later stage so therefore it makes sense to mortgage at the time of purchase for various reasons:

  • Tax benefits (wealth tax and inheritance tax)
  • Low interest rates allow you to make more on your funds and maximize return on investment
  • Maintain liquidity for other purposes
  • Diversify your investment options

We always recommend our clients to finance as much as possible upon completion in order to obtain all the benefits. A mortgage is deductible when it is set up upon completion or during a short period of time after the purchase (a few months). A mortgage in Spain has to be linked to a Spanish property to be deductible for tax purposes. Banks are not as keen to set up a mortgage after the purchase, so it is always better to do it all at once at the notary.

Property value used to calculate the wealth tax and inheritance tax

The value of the property will be reduced by the mortgage in order to avoid tax payments but only if the mortgage is in place at the same time as the purchase. So, it makes sense to take out a mortgage on the first property even if you have the funds to purchase the property in cash.

The property value taken into account for wealth tax purposes is the highest of the following three values:

  • The officially registered valor catastral (council tax).
  • The value taken into account for any other tax purposes (given by the Tax Office)
  • The price in the purchase agreement.

The same values/rules apply for inheritance and gift tax purposes in Spain.

In properties of a higher value, not only are the savings linked to the wealth tax important, but clients must also take into consideration that with the low interest rates available today it makes much more sense to mortgage and obtain an important return on investment by investing the funds, with the possibility of easily cancelling the mortgage in years to come if the interest rates were to go up.


Let us know the purchase price and we will work out how much you can save!

Costs explained

Once the mortgage is approved the bank will provide us with an estimate of all costs involved. We will review these costs and include any additional costs related to the purchase and mortgage and send you a detailed breakdown so you know the exact amount to transfer in preparation for completion.

In general terms, we recommend clients to estimate 11% to 14% of the purchase price for the costs, which include the following:

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Early Repayment Penalties

Although early repayment fees are not part of the initial costs, they are an important part of the negotiation for many of our clients as they want flexibility to repay the mortgage. In Spain, early repayment penalties are generally 0,50% for the first 5 years and 0,25% thereafter, for both partial and total repayments. On fixed rate mortgages these can go up to 4% with some banks. Our aim is to always negotiate early repayment fees down to a bare minimum for all our clients.

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Administration Fee

The bank's administrative department take care of registering the property and the mortgage and ensuring all fees and invoices are paid, including notary, registry and taxes. They eventually send you a copy of both deeds together with a copy of all the individual invoices, for this they charge between 400 euros and 600 euros for each deed, depending on the bank.

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Insurances

Depending on the bank, home insurance and/or life insurance may be compulsory when applying for a mortgage. Other products sometimes apply, we always negotiate the best conditions and minimum number of products for our clients.

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Opening / Arrangement Fee

When arranging a mortgage, it is common for the lender to charge an opening or arrangement fee for setting up the mortgage, usually between 1% and 1,50% of the mortgage amount (we always negotiate this fee for our clients too).

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Lionsgate Capital Fee

Lionsgate clients to date have all saved a substantial amount of money including our success fee of 1% of the mortgage (+VAT) which is paid upon completion at the notary. We have saved clients an average of 10% or more throughout the term of the mortgage. Each and every client has nothing to lose and everything to gain by contacting us!

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Land Registry Fees

As well as paying the taxes, you will have to pay to have the property registered in your name. This cost also depends on various factors but can be estimated at 0,10% to 0,20% of the purchase price for both the purchase and for the mortgage.

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Notary Fees

This cost depends on various factors but the total cost is normally between 0,10% and 0,30% of the purchase price and of the mortgage. This cost is for the deeds and there will be two deeds, one for the purchase and one for the mortgage.

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Cheques

Some banks charge to have the cheques issued. We always ensure this is the minimum amount and try to exempt this charge when possible.

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Surveys and Valuations

A survey or valuation is called a tasacion in Spain. It is not necessary to obtain a mortgage pre-approval to order the valuation, but once the application is pre-approved, a valuation of the property must be carried out and is always paid for by the client. Different banks work with different valuation companies and the costs vary depending on the type of property and the value. All valuations for mortgage purposes are regulated by the Bank of Spain and the surveyors must ensure the licenses for each property are in place and that the properties are legal and can be mortgaged. We highly recommend all clients have a lawyer to carry out their own checks so the clients are reassured. As always, we are happy to recommend good surveyors and lawyers if required.

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Taxes / Stamp Duty

In Spain, the amount of tax payable depends on the type of property and on the region where the property is located. For the purchase, this ranges between 8% and 11% for a second-hand property (calculated on the taxable value of the property and the region).

For the purchase of a new property 10% VAT must be paid in addition to stamp duty which is between 1% and 1,50%. In Spain stamp duty must be paid for the mortgage too (this is called AJD in Spanish) and the amount varies between 1,50% and 2,25% depending on the region. In the Balearics, it is approximately 1,80% of the mortgage amount.

Some Examples

Following are a few examples of the breakdown of costs. We haven't included legal fees or Lionsgate fees, please bear in mind these costs are an estimate and can change as per each of the above mentioned points:

Purchase Costs €675.000,00 €1.000.000,00 €1.500.000,00 €2.000.000,00 €4.000.000,00
Notary €1.600,00 €1.800,00 €2.200,00 €2.400,00 €3.000,00
Tax €57.500,00 €90.000,00 €145.000,00 €200.000,00 €420.000,00
Registry €1.100,00 €1.600,00 €1.900,00 €2.200,00 €3.300,00
Administrative costs €600,00 €650,00 €750,00 €850,00 €900,00
Mortgage €470.000,00 €700.000,00 €105.000,00 €1.400.000,00 €2.800.000,00
Notary €1.400,00 €1.675,00 €1.800,00 €2.000,00 €2.700,00
Tax €7.990,00 €12.600,00 €16.800,00 €22.400,00 €44.800,00
Registry €1.000,00 €1.100,00 €1.125,00 €1.300,00 €2.300,00
Administrative costs €600,00 €650,00 €750,00 €850,00 €900,00
Bank Opening fee €4.700,00 €7.000,00 €10.500,00 €14.000,00 €28.000,00
Total €76.490,00 €117.075,00 €180.825,00 €246.000,00 €505.900,00

FAQ

The number one benefits are the wealth tax and inheritance tax. When one person is purchasing a property in Spain for over 700.000 euros you must pay wealth tax. Wealth tax is on a scale and can go up to 3.45% per year on high-end properties. The other important tax benefit is inheritance tax which is also high in Spain. When you have a mortgage the amount is deducted and the tax is only paid on the difference. We recommend you speak to your lawyer / tax advisor to see what your personal situation is.

Nowadays most clients buy in personal names, but we do have clients that purchase in company names for specific reasons or structures they have set up recommended by their advisors.

Yes. The banks prefer purchases and mortgages are in personal names or in Spanish SL´s but we also arrange mortgages for clients that wish to purchase with a foreign company. 

The age depends on the bank but in general terms the maximum age is up to 75 years of age. 

Because our team is impartial and you will obtain the best mortgage to suit your needs at any given time with the best interest rates and overall conditions based on your personal preferences and requirements. A small difference in the interest rate can make a very big difference over the years, and we will help you maximize your investment.

 Obtaining a mortgage in Spain can be a tedious and long process, especially when comparing several banks. As long as all the information and documents you provide are correct, we can assess your situation, define a strategy, and find you the best mortgage from over 20 top banks in about two weeks, subject to the property being valued by a surveyor. From our first meeting to completion, we estimate a 4 to 6-week timeframe but we can speed the process up when necessary and required. 

TheLionsgate team is here to help you with all mortgage-related aspects. We can introduce you to top real estate brokers if you have not contacted any yet and we can also begin the mortgage process prior to you finding a property.

The affordability calculation is based on several factors and even if it is over the standard percentages we often come up with solutions. Contact us and learn more about your options.

In order for the Lionsgate team to study your mortgage followed by the banks’ risk departments, your situation must be carefully assessed. For this reason, it is necessary to provide all information for the study. However, by working with the Lionsgate mortgage advisors you must only present the documents once instead of providing these documents to each provider separately, and you will also obtain the best offer for you from over 20 top banks.

The Lionsgate Capital team specialize in all type of mortgages and financing in Spain and we are able to accommodate special requests through our extensive partner network. Please contact us to clarify your possibilities.

Yes, there are taxes, land registry costs, notary costs, administration costs, bank charges and insurances to take into consideration when purchasing a property.  We typically advise our clients to allow between 11% and 14% of the purchase price to cover these costs.

These vary from bank to bank but can include home insurance, life insurance, an alarm or other products depending on the bank. We always aim to reduce the additional products to a minimum for our clients.

Yes, by law there is a cancellation fee of 0,50% the first 5 years and 0,25% thereafter. However, we also try to negotiate these fees for our clients when necessary.

Non-residents can typically borrow up to 70% of the purchase price or valuation (the lower of the two) and Spanish tax residents up to 80%.

The minimum deposit is usually between 30% and 40% of the purchase price plus the costs involved in the purchase which are generally between 11% and 14% of the purchase price.

We always recommend our clients to have a lawyer and we can recommend excellent lawyers to suit each client´s preferences and requirements.

The valuation is carried out by a surveyor (tasador) and depending on the bank they will accept valuations that have already been carried out or will ask to arrange them directly by the bank. The client always pays the cost of the valuation and this cost varies in relation to the property. 

Every client is different and the banks change their rates, products and conditions constantly. Therefore, there is no perfect bank at all times and for this reason we make sure we find the best mortgage and bank for each client at any given time.

Fixed interest rates are usually higher than the variable rates. With a fixed rate you will know what you are paying each month throughout a given time or throughout the whole term of the mortgage. With a variable rate the interest rate will be more competitive but can go up or down as it is linked to the Euribor or base rate applied. In Spain all rates are usually fixed throughout the full term of the mortgage.

 In Spain the most important thing is to choose the right bank for you and that is what we specialize in. With regards to the choice between the fixed and variable rate, this is a very personal choice, we can explain the difference but the client must always make the decision.

This is the Spanish document you need to be able to purchase a property in Spain. Normally your lawyer will obtain the NIE for you. Another option is for you to obtain it in the Spanish embassy in your country of residence.

It is a report issued in the country you reside in that shows your credit history and includes any mortgages and loans you have today.

The banks will not give you the special rates and conditions we obtain and the banks you approach may not be the best bank for you. The advice of our mortgage advisors is impartial and you will obtain the best mortgage to suit your needs at any given time with the best interest rates and overall conditions. A small difference in the interest rate can make a very big difference over the years, we have the banking experience but are on our clients’ side, in addition, we work on a success fee, so you have nothing to lose and everything to gain by contacting us.

 Most banks will not accept this option but there are always exceptions, please contact us and we will see if we can help.

Clients come to us in 3 different ways; Without having contacted the banks and we take care of the whole process, having contacted a few banks and they ask us to take over and clients also come to us with the bank´s offers and we take over to improve them, in other words, all clients at any stage of the process can benefit by contacting our team

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