Nota simple: the Spanish land registry extract explained

What the law says it is

Article 222 of the Ley Hipotecaria (Mortgage Act), consolidated at the BOE, says registrars disclose the contents of the register by nota simple informativa or by certificación (certificate). Paragraph 5 describes the nota simple in these terms: it “tiene valor puramente informativo y no da fe del contenido de los asientos”, without prejudice to the registrar’s liability for damage caused by errors and omissions in issuing it.

The same paragraph lists the minimum contents. The note must reproduce, word for word if you ask for that and as an extract otherwise, the current entries for the property, showing at least:

• the identification of the property;
• the identity of the holder or holders of registered rights;
• the extent, nature and limitations of those rights.

It must also state any prohibitions or restrictions affecting the holders or the registered rights. A nota simple can also be issued on specific points you request.

What you can learn from it

For a buyer, the useful reading is the section on ownership and the section on charges. The note identifies the property, with its CRU (the unique registry code, in Spanish código registral único), and names the registered owners and their rights. It also lists restrictions, which is where you look for items such as a mortgage or an embargo, whatever the register actually records for that property.

Compare what it says with the seller’s story:

• Is the person selling the registered owner, and in what shares?
• Does the description match the home you viewed?
• Are there charges that must be cancelled at or before the deed of sale?

A mismatch is a reason to ask your lawyer or notary before paying a deposit. See the guide on the arras deposit contract for why that matters.

Registration also explains why the check is worth doing. Under the Mortgage Act, titles not duly registered do not harm third parties (art. 32), and a good-faith purchaser for value who registers is protected (art. 34). A note that is out of date, or a sale that is not yet registered, can hide changes. The nota simple shows the register as it stands on the day it is issued.

How to order it online

The registrars’ online office (sede electrónica) lets you request a nota simple without a subscription, as an “occasional user”. The page says you must provide one of the following:

• the CRU code;
• the owner’s name or tax ID;
• the registry details: province, municipality, registry and property number;
• other location details, such as the address, or a geolocation search through the geoportal of the Colegio de Registradores.

You must state a legitimate interest. Searching by owner requires an electronic certificate. The result arrives by email as a link to download a PDF. The Mortgage Act (art. 222.8) adds that you may freely choose the registrar through whom you obtain a nota simple, even if the property is outside that registrar’s district.

The page did not show a last-updated date when it was read on 15 October 2026. Check the price and the steps on the screen before you pay.

Nota simple versus certificate

The two documents answer different needs.

The registrars’ page states that a certificate “tiene la consideración y el valor probatorio de un documento público”. Article 225 of the Mortgage Act adds that the freedom from or burden on property can be proved to the detriment of a third party only by a registry certificate. So a nota simple is the right tool to look, and a certificate is the right tool to prove.

The nota simple is not a title either. For example, it is not the same as the escritura pública (the notarial deed of sale) that transfers the property.

Limits to remember

• The note reflects the register, not the cadastre. The property’s cadastral data comes from a different office; see the guide on the cadastral reference.
• It says nothing about community of owners debts, which come from the community and not from the registry; see the debt certificate guide.
• It gives no view on the building’s condition, licences or energy rating. See the guides on the habitability certificate and the energy certificate.
• It is a snapshot. Ask the notary who prepares the deed to check the registry again close to signing.

Which professional to consult

A lawyer registered with a Spanish bar association (colegio de abogados) can read the note with you, check that the seller’s title matches and tell you what each charge means. A notary checks the registry situation when authorising the deed. See the page on the property lawyer.