Happy New Year !
Unfortunately the new year also brings in the promised tax rises that came into operation on 01.01.2013.
1. New Build Property: The tax (VAT/IVA) has risen from the reduced rate of 4% to 10% nationally.
2. Resales: The tax (transfer tax) has risen from 7% to 8% with the exception of Murcia which remain for the time being 7%
3. Stamp duty is 1.5%
These increases come into effect immediately.
We have just taken on an exciting sales prospect. This luxury fully furnished Hondon Villa with 3 double bedrooms, 3 bathrooms a large lounge/diner , fully fitted kitchen, utility area, 2 balconies, large walled plot, 10x5m private pool and 85m2 underbuild.
The exciting aspect is that the owner is willing to accept a sale based on a Rent 2 Buy contract.
This allows a prospective purchaser to pay an initial deposit of 15% and then an agreed monthly rental for 12 months and then pay the balance with the rental and deposit deducted from the agreed sales price.
In this instance the sales price is 210.000€
15% deposit is 31.500€
12 monthly rentals of 750€ = 9.000€
This leaves a final balance of 169.500€ at the conclusion of the sales contract.
For more information on this property and for a full explanition of the rent to buy contract please contact Steven firstname.lastname@example.org
During the festive period we will be closed between Thursday 20th December and Monday 2nd January for a much needed break. We will still be accessing emails on a daily basis should you need to get in contact.
2012 has been a record year for Hondon Valley Homes, with clients from as far afield as Australia and New Zealand buying properties online!
2013 has exciting prospects and will will inform you of these developments in the new year as and when they happen. There are many changes in the property sales laws comming into effect during 2013 and you will hear about them first here.
So a big Thank you to all our past, present and future clients and roll on 2013.
01.01.2013 - PROPERTY ENERGY EFFICIENCY LAW CHANGES
From the 1st of January 2013 will enter in force a new law which will affect ALL the sales of properties. This is a National law and nor regional and will cover, New and resale properties in both Urban and Rustic (countryside) area.
The new law will necessitate the notary requesting as part of the paperwork prepared for the sale of a property a certificate supplied by a certified Spanish company confirming the classification of the efficiency of the property. The production of this certificate is the obligation of the vendor to supply.
It is common now for all household electrical goods to be classified in accordance with their energy efficiency and now this is the case with the properties themselves. The aim of this nerw regulation is to inform the purchasers of properties of the energy efficiency of the property. The law will be of a benefit to owners of efficient properties, it will benefit the buyers who will be better informed and it will benefit the environment in the long term as homeowners as well as builders will build more efficient properties.
- How obtaining the Certificate of the Energy Efficiency?: An independent certified company has to go to your property to inspect it, and to check the way in which the property uses and consumes the different energy sources.
- In which consists the classification?: As result of the inspection from the certified company, your property will classified in A, B, C, in relation to the efficient use of the energy, when A is the best, and G is the worst.
So, properties classified with A, or B, will be easier to sell, and more attractive to buyers than properties in lower classifications.
VERY IMPORTANT: There will not be properties classified below G. These properties will not obtain the certification Properties below G will not be acceptable, and will not obtain the certificate.
-For example, if my property is classified with “C”, what I can do to obtain “B”?: The same company must guide you in this case, as they are the specialist on this, and they will have the essential information of your property as result of the inspection.
But, it will be normal that it can be requested to change the all the lights of the property “led” lights, to take care that the white goods are changed into higher classifications of efficiency (buying A products instead of B or C will help), etc.
So, if you are buying a property in Spain after the 01/01/2013, pay attention to the fact that the vendor must provide you with this certificate to confirm the classification of the property in terms of energetic efficiency.
In other way, if you are thinking to sale your Spanish property, we recommend you to contact with a specialist company to help you to obtain assistance on this matter as soon as possible, in order to have all the documentation ready to complete the sale.
At present we are vetting certified companies that we would be happy to recommend to our clients.
If you think you will be effected by this change in the law, please do not hesitate to contact us and we will be more than happy to help you with this new process which should hopefully benefit everybody in the long term.
In collaboration with our lawyers (TLA Corp) Hondon Valley Homes have put together a quick guide for clients looking to sell their property, to help them in organising their paperwork to ensure a trouble free sale. When we come to value your property we will enquire about the availability of this paperwork and will need to have it in place in order to sell your property. If you need advice regarding the information below, please feel free to call Steven on 663797187 who will gladly explain why we require this paperwork and how to go about obtaining it if you do not have it.
1. CHECK THE DESCRIPTION IN THE PROPERTIES DOCUMENTS.
The Property Deeds.
Check in your property deeds that your property is accurately described. Any additions or external modifications should be shown in the deeds. Commonly in this area swimming pools, terraces, garages, built BBQ area and pool houses. These should be shown on the deeds. Interior modification does not need to be shown on the deeds, however construction size of the property and additiopns and the overall size of the plot show be shown
Property In Catastro.
Your property must be registered in Catastro (Suma). You should receive each year a IBI tax (council tax) bill for your property. Check this invoice as it will describe the property, size and any taxable improvements (pools etc.).
2. PROVE THE LEGALITY OF THE CONSTRUCTION.
The CH is a document that shows that the property has been constructed respecting and fulfilling the Spanish construction laws. The document is also needed by the purchasers in order to have the water and electricity connected in their names. Typically a CH only lasts for 5 years and will need to be renewed. Check your CH to ensure that it is in your name and still in date. The CH should be obtained in advance of a sale.
No Infraction Certificate. (CNUI)
This is called the certificado de no infraccion urbanistica. It is issued by the local town hall to confirm (or not) that the property is free from fines. This certificate is ESSENTIAL to the sale of the property. This CNUI is usually applied for once the sale has been agreed and is done by the lawyer.
3. PERSONAL TAX SITUATION - CAPITAL GAINS TAX.
Do you pay your taxes in Spain as a Spanish resident or are you paying your taxes in country of origin (Belgium, Holland, Germany , UK)? In order to reduce the need for the Spanish tax authorities to retain 3% of the sales price (refundable) you need to demonstrate that you have paid the applicable taxes. Please seek proper tax advice when considering selling your property to avoid extra costs.
When selling your property the list of paperwork you will be asked to provide is below:
The above may seem a bewildering array of paperwork to provide, but it is not that difficult or complex to arrange. My strongest advice is to start to collect the required paperwork now as any prospective buyer will be more confident knowing that the property is 100% in order. If you would like advice on getting your paperwork in order, please call Steven or Brigitte on 0034 663797187 for advice.
On Saturday 22nd of September my colleague hosted our first get together for our French, Belgium, Dutch and Swiss clients who have purchased from us recently. This was a fantastic opportunity for us to say thank you as we'll as a great chance for people new to the area to make new friends, swap experiences and enjoy the late summer weather. A great time was had by all, with drinks aplenty and a magnificent paella cooked perfectly by Alain. My thanks to Brigitte and Alain for all the hard work they put into a fantastic evening which started at 3pm and drew to a conclusion at about 2am.
Buying a property in spain or any other foreign country can be a daunting task. There are the different rules, regulations and laws to take into account, regardless of the fact that the contracts and documents you will need to sign will be in a language that you may not understand.
It is imperative that you seek the services of a reputable lawyer specialising in the sort of property that you are looking for. Being based in an area predominantly populated with rustic properties, it makes sense that a lawyer specialising in rustic villas would handle your prospective purchase and yet some buyers look for the cheapest possible solution. Lawyers who specialise in urban properties are more than qualified to process your purchase, but they are not aware of the nuances of some of the local laws and two hall practices and in the long run....... The lawyer can often end up taking longer and costing more money.
My next piece of advice may surprise you. Be very careful when taking the advice of your agent when selecting your lawyer. Many agents will be paid a commission by the lawyer as an "introductory fee". The lawyer should be working for you and not for your agent.
I will now contradict my own advice above by advising prospective purchasers with ourselves to use the lawyers that we use. We receive no financial benefit from recommending their services and our recommendation is done on merit alone.
Both the lawyers, Juan Carlos and Jose Antonio are experts in rustic properties and law, both speak fluent English, French and of course Spanish and they work from local offices in Albatera and Quesada. The legal team behind them of Mati, Esther, Maria and Miriam look after all the day to day handling of the purchase and keep in regular contact in English, French or Spanish often sending replies to client questions at 7 or 8pm in the evening. Not only are they professional, quick and courteous but they can also handle other legal matters, tax matters and have an in-house architect.
Their website is a mine of information for both buyers and sellers alike and is written in English.
Of course you are free to use whichever team of lawyers you wish to , however if you want the security of the acknowledged leaders in the area you need look no further than TLA CORP.
Great news if you are looking for accommodation when coming to see us:
Many of our clients obviously do not live in the area and as a consequence need to arrange accommodation when they are over in the Hondon valley. With this in mind we have for the exclusive use of HVH clientele, secured the use of a great little 2 bedroom apartment right in the heart of Hondon de las Nieves. Located next to the church you are just a minutes walk to the many bars and restaurants. The roof top terrace gives magnificent views of the village and a real taste of living in the area.
CULTURAL EVENTS – FIESTA – HONDON DE LAS NIEVES 2012
Friday 6th July
21:00h Opening of painting exhibition by M.a Rosario Martinez Leguey, Aula de Cultura
00:00h Party in the school play ground.
Saturday 7th Juy
10:00 Demonstration on putting rings on birds
13:00 Ruta del Tapeo. Let’s go have some tapas (nieves square bars)
19:30 Show for children “cantajuegos” (sing and dance game)
00:00 Fancy dress. Starting at the school and ending in barranca popular. Prior registration in ayuntamiento
Sunday 8th July
09:00 Walk to Cueva del Rollo. Departure from main square.
13:00 Ruta del Tapeo (Meson el Moreno, Casa Eva, Rte, La Font)
20:00 Regional dancing, by the dance group of Hondon de las Nieves accompanied by Rondalla and the municiple choir, also the dancing group of Aspe “La Revolica” and choir of Alguena
Friday 13th July
21:00 Book presentation “El Godo” by Victor Andres, Aula de Cultura
21:00 V Edition Futbol Sala (7-a side) Place: La Canalosa
00:00 Barraca Popular (Party in the school ground)
Saturday 14th July
10:00 Workshop “inside generation” (Dangers of new technologies) Aimed at youth 12-20 yrs old. Prior enrolment in youth centre required.
13:00 Ruta del Tapeo (Raco dels Canyos, Bar Central, Las Rocas, Trencaclosques..
19:30 Opening of the FERIA MODERNISTA (1920’s FAIR) in the central plaza and adjoining streets.
20:30 Futbol Sala (7 a side) La Canalosa
00:00 Barraca Popular (party in the school ground)
01:00 CORREFOCS – RUNNING WITH FIRE – AS PER USUAL ITINERY (Have a look at the video to see why you should not miss this fantastic event) http://hondonvalleyhomes.com/index.php?action=page_display&PageID=6
Sunday 15th July
09:00 Cycle ride – departing main square in direction of La Canalosa
13:00 Ruta del Tapeo, meson el Moreno, casa Eva, Rte, La Font
18:30 Feria Modernista – 1920’s fair. Closing at 01:00 approx.
19:00 Audition for musicians (to join the Hondon band).
There are a wide selection of other activities from Friday 20th to Sunday 22nd and details are available at the Ayuntamiento.
Following the successful launch of the new website officially on Saturday we have seen a massive increase in the number of visitors and enquiries in the following days, so we have decided to open our coastal listings page much earlier than expected. Our coastal agent Phill will have the majority of the coastal properties on our coastal website, however we will cherry pick a wide selection of prices and locations to suit all budgets. Should you wish to see any of the properties viewings can be arranged from our Hondon or El Raso office. Simply click on the COSTAL tab on the menu bar.