{"id":15299,"date":"2026-10-26T13:27:24","date_gmt":"2026-10-26T11:27:24","guid":{"rendered":"https:\/\/davolawoffices.com\/?p=15299"},"modified":"2026-10-26T13:31:22","modified_gmt":"2026-10-26T11:31:22","slug":"due-diligence-imobiliar-malaga","status":"publish","type":"post","link":"https:\/\/davolawoffices.com\/ro\/blog\/due-diligence-imobiliar-malaga\/","title":{"rendered":"Due diligence imobiliar \u00een M\u00e1laga: ce trebuie verificat \u00eenainte de cump\u0103rare"},"content":{"rendered":"<p>Majoritatea cump\u0103r\u0103torilor din M\u00e1laga \u00eencep s\u0103 verifice o proprietate abia dup\u0103 ce s-au \u00eendr\u0103gostit de ea, au stabilit pre\u021bul \u0219i li se cere un avans. Este exact momentul \u00een care o problem\u0103 descoperit\u0103 cost\u0103 cel mai mult. <strong>Due diligence-ul imobiliar nu este o formalitate care se bifeaz\u0103 \u00eenainte de notar: este informa\u021bia de care ai nevoie ca s\u0103 decizi dac\u0103 semnezi contractul de arras, \u00een ce condi\u021bii \u0219i la ce pre\u021b.<\/strong><\/p>\n<p><a href=\"https:\/\/davolawoffices.com\/ro\/blog\/cumpararea-unei-proprietati-in-malaga-ca-strain-lista-de-verificare-juridica-2026\/\">Lista noastr\u0103 de verificare juridic\u0103 pentru cump\u0103rarea unei propriet\u0103\u021bi \u00een M\u00e1laga<\/a> acoper\u0103 \u00eentreaga tranzac\u021bie, de la NIE p\u00e2n\u0103 la \u00eenscrierea \u00een Registru. Acest ghid merge un nivel mai departe, \u00een verificarea propriu-zis\u0103: cele zece verific\u0103ri care conteaz\u0103 cel mai mult \u00een provincia M\u00e1laga, ce poate dezv\u0103lui fiecare document \u0219i, mai ales, <strong>ce po\u021bi face atunci c\u00e2nd o verificare scoate la iveal\u0103 o problem\u0103<\/strong>.<\/p>\n<p><strong>Pe scurt:<\/strong><\/p>\n<ul>\n<li>F\u0103 verificarea juridic\u0103 <strong>\u00eenainte<\/strong> de a pl\u0103ti avansul (arras), nu \u00eentre arras \u0219i semnarea actului la notar.<\/li>\n<li>Registrul Propriet\u0103\u021bii, Cadastrul \u0219i imobilul \u00een sine trebuie s\u0103 descrie acela\u0219i lucru. Pe Costa del Sol, diferen\u021bele sunt frecvente \u0219i trebuie explicate.<\/li>\n<li>Unele datorii urmeaz\u0103 imobilul, nu v\u00e2nz\u0103torul: cotele c\u0103tre asocia\u021bia de proprietari, impozitul pe proprietate (IBI) \u0219i, dac\u0103 v\u00e2nz\u0103torul nu este rezident, o parte din impozitele acestuia.<\/li>\n<li>O problem\u0103 descoperit\u0103 nu \u00eenseamn\u0103 neap\u0103rat renun\u021barea la cump\u0103rare. Poate justifica o condi\u021bie, o re\u021binere din pre\u021b sau o renegociere, dar numai dac\u0103 este identificat\u0103 la timp.<\/li>\n<\/ul>\n<h2>C\u00e2nd trebuie f\u0103cut due diligence-ul?<\/h2>\n<p>Succesiunea obi\u0219nuit\u0103 \u00een M\u00e1laga este: rezervare, contract de arras \u0219i, dup\u0103 c\u00e2teva s\u0103pt\u0103m\u00e2ni, actul public de v\u00e2nzare (<em>escritura<\/em>) semnat la notar. Mul\u021bi cump\u0103r\u0103tori presupun c\u0103 verific\u0103rile \u021bin de ultima etap\u0103. Problema este c\u0103, odat\u0103 pl\u0103tit avansul, orice problem\u0103 ap\u0103rut\u0103 se negociaz\u0103 dintr-o pozi\u021bie mai slab\u0103. A\u0219a cum explic\u0103m \u00een ghidul nostru despre <a href=\"https:\/\/davolawoffices.com\/ro\/blog\/contract-arras-malaga\/\">contractul de arras \u00een Spania<\/a>, tipul de arras pe care \u00eel semnezi determin\u0103 dac\u0103 \u00ee\u021bi po\u021bi recupera banii \u00een cazul \u00een care ceva nu merge bine.<\/p>\n<table>\n<thead>\n<tr>\n<th>Etap\u0103<\/th>\n<th>Ce trebuie verificat<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td><strong>\u00cenainte de rezervare<\/strong><\/td>\n<td>Extrasul de carte funciar\u0103 (<em>nota simple<\/em>), referin\u021ba cadastral\u0103, cine vinde \u0219i dac\u0103 utilizarea pe care o ai \u00een vedere este posibil\u0103.<\/td>\n<\/tr>\n<tr>\n<td><strong>\u00cenainte de semnarea contractului de arras<\/strong><\/td>\n<td>Situa\u021bia urbanistic\u0103, asocia\u021bia de proprietari, taxele locale, cine ocup\u0103 imobilul, reziden\u021ba fiscal\u0103 a v\u00e2nz\u0103torului \u0219i, dac\u0103 este cazul, \u00eenchirierea turistic\u0103. Ce r\u0103m\u00e2ne nel\u0103murit trebuie prev\u0103zut \u00een contractul de arras.<\/td>\n<\/tr>\n<tr>\n<td><strong>\u00cenainte de semnarea la notar<\/strong><\/td>\n<td>Informa\u021bii actualizate din Registru, certificatul de datorii al asocia\u021biei, radierea sarcinilor, cifrele finale \u0219i proiectul actului.<\/td>\n<\/tr>\n<tr>\n<td><strong>La semnare \u0219i dup\u0103<\/strong><\/td>\n<td>Re\u021bineri \u0219i plata impozitelor, \u00eenscrierea \u00een Registru, schimbarea titularului la Cadastru, utilit\u0103\u021bi \u0219i asocia\u021bia de proprietari.<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h2>Cele 10 verific\u0103ri care conteaz\u0103 cel mai mult \u00een M\u00e1laga<\/h2>\n<h3>1. Cine are dreptul s\u0103 v\u00e2nd\u0103<\/h3>\n<p>Persoana care \u00ee\u021bi arat\u0103 proprietatea \u0219i persoana care poate semna actul nu sunt \u00eentotdeauna acelea\u0219i. Verific\u0103 dac\u0103 proprietarii \u00eenscri\u0219i \u00een Registru sunt v\u00e2nz\u0103torii \u0219i identific\u0103 toate persoanele al c\u0103ror acord este necesar: ambii so\u021bi, dac\u0103 imobilul este bun comun; to\u021bi mo\u0219tenitorii, dac\u0103 proprietarul a decedat \u0219i succesiunea nu a fost \u00eemp\u0103r\u021bit\u0103; sau reprezentantul cu puteri suficiente, dac\u0103 vinde o societate.<\/p>\n<p>Dac\u0103 v\u00e2nz\u0103torul ac\u021bioneaz\u0103 prin procur\u0103, verific\u0103 limitele \u0219i valabilitatea acesteia. Acela\u0219i lucru este valabil \u0219i pentru tine: <strong>o procur\u0103 semnat\u0103 la un notar din Rom\u00e2nia<\/strong> poate fi folosit\u0103 \u00een Spania, dar are nevoie de apostil\u0103 \u0219i de traducere autorizat\u0103 \u00een limba spaniol\u0103. Dac\u0103 nimeni nu o cere din timp, semnarea poate fi am\u00e2nat\u0103.<\/p>\n<h3>2. Sarcini \u0219i men\u021biuni \u00een Registrul Propriet\u0103\u021bii<\/h3>\n<p><em>Nota simple<\/em> arat\u0103 proprietarul \u0219i drepturile sau sarcinile care greveaz\u0103 imobilul. Merit\u0103 s\u0103 te ui\u021bi dincolo de ipoteca evident\u0103:<\/p>\n<ul>\n<li><strong>Ipoteci achitate, dar neradiate.<\/strong> Un credit rambursat poate r\u0103m\u00e2ne \u00eenscris p\u00e2n\u0103 la radierea formal\u0103. Radierea este obliga\u021bia v\u00e2nz\u0103torului, iar actul trebuie s\u0103 prevad\u0103 cum \u0219i c\u00e2nd se face.<\/li>\n<li><strong>Popriri, sechestre (<em>embargos<\/em>) \u0219i not\u0103ri preventive<\/strong>, care pot indica litigii sau datorii ale v\u00e2nz\u0103torului.<\/li>\n<li><strong>Uzufruct, servitu\u021bi \u0219i alte drepturi<\/strong> care pot limita folosirea imobilului.<\/li>\n<li><strong>Men\u021biuni fiscale pe margine (<em>afecciones fiscales<\/em>)<\/strong>. De obicei sunt de rutin\u0103, dar \u00eenseamn\u0103 c\u0103 imobilul garanteaz\u0103 impozitele care ar putea fi stabilite pentru transferurile anterioare, pe durata termenului de verificare fiscal\u0103.<\/li>\n<\/ul>\n<p><em>Nota simple<\/em> este un document informativ, nu un certificat, \u0219i reflect\u0103 situa\u021bia de la data emiterii. Este bine s\u0103 o solici\u021bi din nou \u00eenainte de semnarea la notar. Notarul va ob\u021bine \u0219i el informa\u021bii actualizate din Registru, dar p\u00e2n\u0103 atunci de regul\u0103 ai pl\u0103tit deja avansul.<\/p>\n<h3>3. Registrul, Cadastrul \u0219i realitatea trebuie s\u0103 coincid\u0103<\/h3>\n<p>Registrul Propriet\u0103\u021bii protejeaz\u0103 dreptul de proprietate; Cadastrul (<em>Catastro<\/em>) este un registru fiscal care descrie imobilul \u0219i valoarea lui. \u00cen provincia M\u00e1laga este frecvent ca niciunul s\u0103 nu corespund\u0103 cu ce exist\u0103 \u00een realitate: terase \u00eenchise, extinderi, o piscin\u0103 construit\u0103 ulterior, un demisol transformat \u00een locuin\u021b\u0103 sau un teren ale c\u0103rui limite nu se potrivesc cu planul cadastral.<\/p>\n<p>Compar\u0103 suprafa\u021ba \u0219i descrierea din <em>nota simple<\/em>, certificatul cadastral \u0219i realitatea din teren. O diferen\u021b\u0103 nu este automat o problem\u0103, dar ridic\u0103 dou\u0103 \u00eentreb\u0103ri care trebuie l\u0103murite \u00eenainte de semnare: <strong>a fost construit\u0103 legal \u0219i cine pl\u0103te\u0219te regularizarea?<\/strong><\/p>\n<h3>4. Situa\u021bia urbanistic\u0103: autoriza\u021bii \u0219i posibile \u00eenc\u0103lc\u0103ri<\/h3>\n<p>Aceasta este verificarea care genereaz\u0103 cele mai grave probleme, mai ales la vile \u0219i case de la \u021bar\u0103 (<em>fincas<\/em>, <em>cortijos<\/em>) din interiorul provinciei, dar conteaz\u0103 \u0219i la apartamentele care au fost modificate.<\/p>\n<p>Solicit\u0103 departamentului de urbanism al prim\u0103riei informa\u021bii despre eventuale proceduri de disciplin\u0103 urbanistic\u0103 \u0219i verific\u0103 regimul terenului. Potrivit legii urbanismului din Andaluzia (Legea 7\/2021, cunoscut\u0103 ca LISTA), autorit\u0103\u021bile pot lua, ca regul\u0103 general\u0103, m\u0103suri de restabilire a legalit\u0103\u021bii urbanistice \u00een termen de <strong>\u0219ase ani<\/strong> de la finalizarea lucr\u0103rilor neautorizate (articolul 153). Acest termen nu se aplic\u0103 \u00eens\u0103, printre altele, lucr\u0103rilor pe domeniul public \u0219i \u00een zonele de protec\u021bie ale acestuia, pe terenurile rustice din zona de influen\u021b\u0103 a litoralului sau pe zonele verzi.<\/p>\n<p>Expirarea termenului nu face construc\u021bia legal\u0103. Ea poate fi recunoscut\u0103 \u00een situa\u021bia de <em>asimilado a fuera de ordenaci\u00f3n<\/em> (AFO), reglementat\u0103 de articolul 173 din LISTA: construc\u021bia poate r\u0103m\u00e2ne \u0219i poate fi folosit\u0103 \u00een anumite condi\u021bii, dar cu limit\u0103ri importante privind lucr\u0103rile \u0219i, \u00een unele cazuri, racordarea la utilit\u0103\u021bi, finan\u021barea \u0219i rev\u00e2nzarea. Dac\u0103 v\u00e2nz\u0103torul \u00ee\u021bi spune \u201ee veche, nu se mai \u00eent\u00e2mpl\u0103 nimic&#8221;, cere documentele care o dovedesc.<\/p>\n<p>Pentru propriet\u0103\u021bile apropiate de mare, verific\u0103 \u0219i dac\u0103 sunt afectate de Legea Coastelor (<em>Ley de Costas<\/em>) \u0219i de zona sa de protec\u021bie, care limiteaz\u0103 lucr\u0103rile \u0219i utiliz\u0103rile.<\/p>\n<h3>5. Asocia\u021bia de proprietari<\/h3>\n<p>Dac\u0103 imobilul se afl\u0103 \u00eentr-o cl\u0103dire sau un complex cu spa\u021bii comune, asocia\u021bia de proprietari (<em>comunidad de propietarios<\/em>) poate fi o surs\u0103 de datorii \u0219i de restric\u021bii.<\/p>\n<ul>\n<li><strong>Cote nepl\u0103tite.<\/strong> Conform articolului 9.1.e din Legea spaniol\u0103 a propriet\u0103\u021bii orizontale (LPH), locuin\u021ba pe care o cumperi r\u0103spunde pentru cotele datorate de proprietarii anteriori pentru anul \u00een curs \u0219i pentru <strong>cei trei ani calendaristici anteriori<\/strong>. V\u00e2nz\u0103torul trebuie s\u0103 prezinte la semnare certificatul de datorii c\u0103tre asocia\u021bie, f\u0103r\u0103 de care actul nu poate fi autentificat, cu excep\u021bia cazului \u00een care cump\u0103r\u0103torul renun\u021b\u0103 expres la el. <strong>\u00ce\u021bi recomand\u0103m s\u0103 nu renun\u021bi.<\/strong><\/li>\n<li><strong>Contribu\u021bii extraordinare aprobate (<em>derramas<\/em>).<\/strong> Cite\u0219te procesele-verbale ale ultimelor adun\u0103ri. Este posibil s\u0103 fi fost deja aprobat\u0103 renovarea fa\u021badei, un lift sau un proces \u00eempotriva dezvoltatorului. Stabili\u021bi \u00een scris cine pl\u0103te\u0219te ratele scadente dup\u0103 semnare.<\/li>\n<li><strong>Statut \u0219i starea cl\u0103dirii.<\/strong> Verific\u0103 dac\u0103 statutul limiteaz\u0103 anumite utiliz\u0103ri \u0219i \u00eentreab\u0103 dac\u0103 exist\u0103 o inspec\u021bie tehnic\u0103 \u00een curs sau lucr\u0103ri structurale prev\u0103zute.<\/li>\n<\/ul>\n<h3>6. Taxele locale care urmeaz\u0103 imobilul<\/h3>\n<p>Impozitul pe proprietate (IBI) este legat de imobil. Potrivit articolului 64 din legea spaniol\u0103 a finan\u021belor locale (TRLRHL), dac\u0103 se schimb\u0103 proprietarul, imobilul r\u0103m\u00e2ne garan\u021bie pentru plata impozitului, \u00een regim de r\u0103spundere subsidiar\u0103. Cere ultima chitan\u021b\u0103 de IBI \u0219i dovada c\u0103 nu exist\u0103 sume restante.<\/p>\n<p>Impozitul municipal pe cre\u0219terea valorii terenului (<em>plusval\u00eda municipal<\/em>) este pl\u0103tit, de regul\u0103, de v\u00e2nz\u0103tor. Totu\u0219i, articolul 106.2 din aceea\u0219i lege prevede c\u0103, <strong>atunci c\u00e2nd v\u00e2nz\u0103torul este o persoan\u0103 fizic\u0103 nerezident\u0103 \u00een Spania, cump\u0103r\u0103torul devine substitut al contribuabilului<\/strong>, adic\u0103 prim\u0103ria i-l poate cere cump\u0103r\u0103torului. \u00cen aceste cazuri, suma trebuie calculat\u0103 din timp \u0219i re\u021binut\u0103 din pre\u021b.<\/p>\n<h3>7. V\u00e2nz\u0103tor nerezident: re\u021binerea de 3%<\/h3>\n<p>Pe Costa del Sol este foarte frecvent ca v\u00e2nz\u0103torul s\u0103 fie nerezident, de exemplu un proprietar britanic, scandinav sau olandez care \u00ee\u0219i vinde a doua locuin\u021b\u0103. Articolul 25.2 din Legea spaniol\u0103 privind impozitul pe venitul nereziden\u021bilor \u00eel oblig\u0103 pe cump\u0103r\u0103tor s\u0103 <strong>re\u021bin\u0103 3% din pre\u021bul convenit \u0219i s\u0103 \u00eel pl\u0103teasc\u0103 Agen\u021biei Fiscale spaniole<\/strong> prin formularul 211. Dac\u0103 nu face acest lucru, imobilul r\u0103m\u00e2ne garan\u021bie pentru suma respectiv\u0103.<\/p>\n<p><em>Exemplu ilustrativ:<\/em> la o cump\u0103rare de 400.000 \u20ac de la un v\u00e2nz\u0103tor nerezident, cump\u0103r\u0103torul re\u021bine 12.000 \u20ac la semnare \u0219i \u00eei pl\u0103te\u0219te Agen\u021biei Fiscale. V\u00e2nz\u0103torul prime\u0219te 388.000 \u20ac \u0219i poate solicita ulterior restituirea diferen\u021bei, dac\u0103 este cazul. Dac\u0103 actul \u0219i calendarul pl\u0103\u021bilor nu prev\u0103d acest lucru, cump\u0103r\u0103torul poate ajunge s\u0103 pl\u0103teasc\u0103 de dou\u0103 ori.<\/p>\n<h3>8. Cine locuie\u0219te \u00een imobil<\/h3>\n<p>Verific\u0103 dac\u0103 proprietatea este liber\u0103, ocupat\u0103 de v\u00e2nz\u0103tor, \u00eenchiriat\u0103 sau folosit\u0103 ca locuin\u021b\u0103 turistic\u0103, cu rezerv\u0103ri deja confirmate. Dac\u0103 exist\u0103 un chiria\u0219, cite\u0219te contractul: \u00een func\u021bie de clauzele sale, chiria\u0219ul poate avea un drept de preemp\u021biune conform Legii spaniole a \u00eenchirierilor urbane (LAU), iar contractul de \u00eenchiriere poate continua \u0219i dup\u0103 v\u00e2nzare. Stabili\u021bi \u00een contract cum \u0219i c\u00e2nd va fi predat\u0103 locuin\u021ba liber\u0103 \u0219i ce se \u00eent\u00e2mpl\u0103 dac\u0103 nu este.<\/p>\n<h3>9. Dac\u0103 utilizarea pe care o ai \u00een vedere este permis\u0103<\/h3>\n<p>Due diligence-ul trebuie adaptat obiectivelor tale. O proprietate poate fi perfect\u0103 ca locuin\u021b\u0103 \u0219i nepotrivit\u0103 ca investi\u021bie.<\/p>\n<p>Dac\u0103 vrei s\u0103 o \u00eenchiriezi turistic, trebuie verificate trei niveluri: \u00eenregistrarea \u00een Registrul de Turism al Andaluziei, regulile municipale (M\u00e1laga \u0219i alte localit\u0103\u021bi au restric\u021bionat noile locuin\u021be turistice \u00een numeroase zone) \u0219i asocia\u021bia de proprietari. Din aprilie 2025, articolul 7.3 din LPH impune proprietarului unui apartament care vrea s\u0103 \u00eenceap\u0103 aceast\u0103 activitate s\u0103 ob\u021bin\u0103 <strong>aprobarea expres\u0103 prealabil\u0103 a asocia\u021biei<\/strong>, cu o majoritate de trei cincimi. O \u00eenregistrare existent\u0103 poate continua \u00een baza regimului tranzitoriu, dar trebuie verificat. Detaliem aceste cerin\u021be \u00een articolul nostru despre <a href=\"https:\/\/davolawoffices.com\/ro\/blog\/licente-turistice-in-2026\/\">licen\u021bele turistice \u00een 2026<\/a>.<\/p>\n<p>Dac\u0103 pl\u0103nuie\u0219ti s\u0103 renovezi, s\u0103 extinzi sau s\u0103 \u00eempar\u021bi proprietatea, verific\u0103 ce permite efectiv planul urbanistic \u00eenainte de a pl\u0103ti un pre\u021b bazat pe acest poten\u021bial.<\/p>\n<h3>10. Starea fizic\u0103 \u0219i documentele tehnice<\/h3>\n<p>Avocatul verific\u0103 situa\u021bia juridic\u0103; arhitectul sau inginerul verific\u0103 cl\u0103direa. La locuin\u021bele vechi, la vilele cu piscin\u0103 \u0219i la casele cu fos\u0103 septic\u0103 sau surs\u0103 proprie de ap\u0103, este recomandat\u0103 o inspec\u021bie tehnic\u0103. V\u00e2nz\u0103torul trebuie s\u0103 prezinte \u0219i <strong>certificatul de performan\u021b\u0103 energetic\u0103<\/strong>, obligatoriu la v\u00e2nzarea unei locuin\u021be \u00een Spania.<\/p>\n<p>La construc\u021biile noi \u0219i cump\u0103r\u0103rile \u201epe plan&#8221;, verificarea se schimb\u0103: autoriza\u021bia de construire, garan\u021bia bancar\u0103 sau asigurarea sumelor pl\u0103tite \u00een avans, documenta\u021bia de ocupare \u0219i garan\u021biile oferite de dezvoltator.<\/p>\n<h2>Ce faci c\u00e2nd o verificare scoate la iveal\u0103 o problem\u0103<\/h2>\n<p>Un raport de due diligence este util dac\u0103 te ajut\u0103 s\u0103 decizi. Cele mai multe probleme nu fac imposibil\u0103 cump\u0103rarea, dar trebuie rezolvate \u00een contract \u00eenainte ca banii s\u0103 schimbe m\u00e2na.<\/p>\n<table>\n<thead>\n<tr>\n<th>Problem\u0103 constatat\u0103<\/th>\n<th>Solu\u021bie obi\u0219nuit\u0103<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Ipotec\u0103 sau sechestru \u00eenscris<\/td>\n<td>Radiere de c\u0103tre v\u00e2nz\u0103tor \u00eenainte sau la semnare, cu plata unei p\u0103r\u021bi din pre\u021b direct c\u0103tre creditor.<\/td>\n<\/tr>\n<tr>\n<td>Datorii c\u0103tre asocia\u021bie sau IBI<\/td>\n<td>Plata de c\u0103tre v\u00e2nz\u0103tor \u00eenainte de semnare sau re\u021binere din pre\u021b.<\/td>\n<\/tr>\n<tr>\n<td>V\u00e2nz\u0103tor nerezident<\/td>\n<td>Re\u021binerea de 3% \u0219i a sumei pentru <em>plusval\u00eda municipal<\/em>, ambele prev\u0103zute \u00een act.<\/td>\n<\/tr>\n<tr>\n<td>Contribu\u021bii extraordinare aprobate<\/td>\n<td>Clauz\u0103 expres\u0103 privind cine pl\u0103te\u0219te ratele r\u0103mase sau ajustarea pre\u021bului.<\/td>\n<\/tr>\n<tr>\n<td>Extindere nedeclarat\u0103 sau diferen\u021be de suprafa\u021b\u0103<\/td>\n<td>Regularizare de c\u0103tre v\u00e2nz\u0103tor, condi\u021bie \u00een contractul de arras, ajustarea pre\u021bului sau, \u00een func\u021bie de risc, renun\u021barea la tranzac\u021bie.<\/td>\n<\/tr>\n<tr>\n<td>Procedur\u0103 de disciplin\u0103 urbanistic\u0103 \u00een curs<\/td>\n<td>De regul\u0103, motiv de a te opri p\u00e2n\u0103 se clarific\u0103. Nu pl\u0103ti avans pe baza unor asigur\u0103ri verbale.<\/td>\n<\/tr>\n<tr>\n<td>Utilizarea dorit\u0103 nu este permis\u0103<\/td>\n<td>Reconsider\u0103 cump\u0103rarea: problema nu este proprietatea, ci planul t\u0103u pentru ea.<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>Dac\u0103 o verificare nu poate fi finalizat\u0103 \u00eenainte de semnarea contractului de arras, contractul te poate proteja \u00een continuare: precizeaz\u0103 exact ce r\u0103m\u00e2ne \u00een suspensie, stabile\u0219te un termen \u0219i convine restituirea avansului dac\u0103 rezultatul nu este satisf\u0103c\u0103tor dup\u0103 criterii obiective. Formul\u0103ri vagi precum \u201esub rezerva verific\u0103rii juridice&#8221; nu protejeaz\u0103 pe nimeni.<\/p>\n<h2>\u00centreb\u0103ri frecvente<\/h2>\n<h3>Este obligatoriu due diligence-ul la cump\u0103rarea unei propriet\u0103\u021bi \u00een Spania?<\/h3>\n<p>Nu. Legea nu \u00eel impune, iar actul poate fi semnat f\u0103r\u0103 o verificare juridic\u0103 prealabil\u0103. Tocmai de aceea riscul este al cump\u0103r\u0103torului: legea \u00eel protejeaz\u0103 pe cel care a verificat, nu pe cel care a presupus.<\/p>\n<h3>Ca cet\u0103\u021bean rom\u00e2n, am nevoie de alte documente?<\/h3>\n<p>Ca cet\u0103\u021bean al Uniunii Europene nu ai nevoie de viz\u0103 sau de permis special pentru a cump\u0103ra. Ai nevoie \u00eens\u0103 de un NIE (num\u0103rul de identificare pentru str\u0103ini) pentru a semna actul \u0219i a pl\u0103ti impozitele, iar dac\u0103 te mu\u021bi \u00een Spania, de certificatul de \u00eenregistrare ca cet\u0103\u021bean UE. Documentele emise \u00een Rom\u00e2nia (procuri, certificate de stare civil\u0103) trebuie de regul\u0103 apostilate \u0219i traduse.<\/p>\n<h3>Nu verific\u0103 notarul toate acestea?<\/h3>\n<p>Notarul verific\u0103 identitatea \u0219i capacitatea p\u0103r\u021bilor, ob\u021bine informa\u021bii din Registru, avertizeaz\u0103 cu privire la anumite datorii \u0219i asigur\u0103 legalitatea actului. Nu te reprezint\u0103, nu analizeaz\u0103 \u00een profunzime situa\u021bia urbanistic\u0103 \u0219i nu negociaz\u0103 pentru tine contractul de arras. Explic\u0103m diferen\u021ba \u00een articolul despre <a href=\"https:\/\/davolawoffices.com\/ro\/blog\/avocat-imobiliar-malaga-cumparare-proprietate\/\">ce face un avocat imobiliar \u00een M\u00e1laga<\/a>.<\/p>\n<h3>C\u00e2t dureaz\u0103 un due diligence imobiliar?<\/h3>\n<p><em>Nota simple<\/em> se ob\u021bine rapid. Informa\u021biile urbanistice de la prim\u0103rie \u0219i certificatele asocia\u021biei dureaz\u0103 mai mult: de la c\u00e2teva zile la c\u00e2teva s\u0103pt\u0103m\u00e2ni, \u00een func\u021bie de localitate. De aceea este bine s\u0103 \u00eencepi verificarea imediat ce ai un interes serios pentru o proprietate, nu dup\u0103 ce ai pl\u0103tit avansul.<\/p>\n<h3>Se poate face verificarea dac\u0103 nu sunt \u00een Spania?<\/h3>\n<p>Da. Majoritatea documentelor pot fi solicitate \u0219i analizate de la distan\u021b\u0103, iar cump\u0103rarea poate fi finalizat\u0103 printr-o procur\u0103 notarial\u0103 dac\u0103 nu po\u021bi c\u0103l\u0103tori pentru semnare.<\/p>\n<h2>Cere unui avocat s\u0103 verifice proprietatea \u00eenainte s\u0103 te angajezi<\/h2>\n<p>La <strong>Davo Law Offices<\/strong> consiliem clien\u021bi vorbitori de limba rom\u00e2n\u0103, englez\u0103 \u0219i spaniol\u0103 care cump\u0103r\u0103 propriet\u0103\u021bi \u00een M\u00e1laga \u0219i pe Costa del Sol. <a href=\"https:\/\/davolawoffices.com\/ro\/servicii\/dreptul-imobiliar\/\">Avoca\u021bii no\u0219tri specializa\u021bi \u00een drept imobiliar<\/a> verific\u0103 situa\u021bia din Registru, Cadastru, urbanism \u0219i asocia\u021bia de proprietari, identific\u0103 obliga\u021biile fiscale legate de v\u00e2nz\u0103tor \u0219i transform\u0103 constat\u0103rile \u00een clauze concrete \u00een contractele de rezervare \u0219i de arras.<\/p>\n<p>Dac\u0103 ai g\u0103sit deja o proprietate, trimite-ne anun\u021bul, <em>nota simple<\/em> dac\u0103 o ai \u0219i proiectul de contract pe care \u021bi s-a cerut s\u0103 \u00eel semnezi. <a href=\"https:\/\/davolawoffices.com\/ro\/persoana-de-contact\/\">Contacteaz\u0103-ne \u00eenainte de a pl\u0103ti avansul<\/a> \u0219i \u00ee\u021bi vom spune ce trebuie verificat \u00een cazul t\u0103u.<\/p>\n<p><em>Acest articol ofer\u0103 informa\u021bii generale despre legisla\u021bia spaniol\u0103 \u00een vigoare \u00een octombrie 2026 \u0219i nu constituie consultan\u021b\u0103 juridic\u0103 pentru un caz concret.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Ghidul celor zece verific\u0103ri juridice esen\u021biale la cump\u0103rarea unei propriet\u0103\u021bi \u00een M\u00e1laga \u0219i ce faci c\u00e2nd una dintre ele scoate la iveal\u0103 o problem\u0103.<\/p>\n","protected":false},"author":1,"featured_media":15304,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"inline_featured_image":false,"footnotes":""},"categories":[5],"tags":[],"class_list":["post-15299","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized-ro"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Due diligence imobiliar \u00een M\u00e1laga: ce verifici \u00eenainte s\u0103 cumperi<\/title>\n<meta name=\"description\" content=\"Ce verifici \u00eenainte de a pl\u0103ti avansul pentru o proprietate \u00een M\u00e1laga: titlu, sarcini, urbanism, datorii, v\u00e2nz\u0103tor nerezident \u0219i \u00eenchiriere turistic\u0103.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, 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