Using a broker gives you access to multiple banks with one application and to offers not available at branch level.

At Viva Finance we match your profile to lenders to secure the most competitive mortgage for you.

We act as your single point of contact from application to completion, handling paperwork and saving you time and stress.

You don’t need a NIE (Número de Identidad de Extranjero) to start your application—we can begin with your passport. A NIE is required to sign the deed, so start the process early.

How to get your NIE number in Spain

Option 1: In person in Spain (most common)

1. Book an appointment: via the Spanish Public Administration site. Choose your province and the “Policía – Certificados y Asignación de NIE” procedure.
2. Prepare documentation:
   • Form EX-15 (two copies).
   • Tax form 790, Code 012 (pay at bank).
   • Passport (original) + copy.
   • Proof of purpose (e.g., reservation/deposit contract).
3. Attend your appointment: at the Police Station or Foreigners’ Office. The certificate may be issued the same day or later.

Option 2: At a Spanish consulate/embassy (often slower; timing varies by country).

Since the 2019 Mortgage Law, banks cover most notary, registry and mortgage tax costs. You typically pay:

• Arrangement fee: usually 0–2.5% of the loan, depending on lender and amount.
• Valuation (appraisal): around €400+ (may be higher for high-value properties).
• Bundled products: rate discounts may apply if you take home/life insurance, etc.

Our fees

• No cost to source offers. If you accept one: €1,500 + VAT on formalising the offer.
• 0.5% + VAT of the mortgage amount on completion.

Budget 10–15% of the purchase price for non-mortgage costs (varies by region and property type):

1. Taxes
   • Resale: ITP (e.g., 7% in Andalusia).
   • New-build: VAT 10% + AJD (e.g., 1.2% in Andalusia).
2. Legal fees
   • Lawyer: typically 1–1.5% + 21% VAT.
3. Notary & Registry
   • Notary: ~€600–€1,000 (regulated fees).
   • Property Registry: ~€400–€700.
4. Other: NIE, gestoría, utility connections. Plusvalía Municipal is typically the seller’s responsibility.

It depends on the LTV (Loan-to-Value) you qualify for:

• 60% LTV: deposit of 40% + purchase costs.
• 70% LTV (common for non-residents): deposit of 30% + purchase costs.
• 80% LTV (residents): deposit of 20% + purchase costs.

Estimate payments with our Mortgage Calculator.

LTV is the loan amount divided by the property value (as a %). It indicates how much the bank will finance.

Example: Price €200,000 and LTV 70% → loan €140,000; you contribute €60,000 + costs.

Learn more on Spanish Mortgages.

Non-residents: usually up to 70%. Residents: up to 80% (subject to affordability and lender policy).

Two main limits apply:

1. Affordability: your total debt payments should stay ≤ 40% of net income (varies by lender).
2. LTV: capped per lender policy (see above).

Try scenarios with our Mortgage Calculator.

Initial offer: typically within ~7 business days after receiving your documents.

Completion: from offer to signing the deed: around 4–8 weeks, depending on valuation and legals.

See the Lending Process.

Yes. Non-residents can secure mortgages in Spain (typically up to 70% LTV) subject to income, credit, and property valuation.

Start here: Spanish Mortgages.

No. Your consultation is free. We only charge if you accept one of the offers we present.

Yes. As a rule of thumb, the mortgage must be fully repaid before the borrower turns ~75. For example, at 60 years old the maximum term is ~15 years (lender policies vary).

Requirements vary by lender and profile. Generally:

Employed:

• Passport/NIE, latest tax return, last 3 payslips, last 6 months’ bank statements, credit report.

Self-employed / Company directors:

• Certified tax returns (2–3 years), audited accounts (2–3 years), personal/company statements.

Pensioners:

• Proof of pension income (6–12 months), latest tax return, bank statements showing receipts.

See the Lending Process checklist.

No. You can grant a power of attorney to your lawyer or representative to sign on your behalf.

Yes. Lenders require building (structure) insurance as collateral. Even if your community has a policy, you’ll need a separate one for your unit, with the bank noted as beneficiary.

Get a quote: Home Insurance