{"id":16806,"date":"2026-06-10T19:03:46","date_gmt":"2026-06-10T17:03:46","guid":{"rendered":"https:\/\/www.white-baos.com\/?p=16806"},"modified":"2026-06-10T19:03:52","modified_gmt":"2026-06-10T17:03:52","slug":"conveyancing-and-community-debt-legal-advice","status":"publish","type":"post","link":"https:\/\/www.white-baos.com\/en\/conveyancing-and-community-debt-legal-advice\/","title":{"rendered":"Conveyancing and community debts. Ordinary expenses. Special levies. Debt certificate. Administrator. Expert legal advice."},"content":{"rendered":"\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><em><u>SUMMARY OF THE ARTICLE<\/u><\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em><u>1.- The real charge over the property.<\/u><\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>When purchasing a property under horizontal property regime, the property becomes subject to the payment of the general expenses owed by the seller to the community. This liability, governed by Article 9.1.e) of the Horizontal Property Law, is subject to a time limit: the current annual period plus the three preceding calendar years. It is a liability of \u201creal\u201d nature.<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em><u>2.- The debt certificate and its formal requirements.<\/u><\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>Before signing, the seller must provide a debt certificate issued by the secretary of the community with the endorsement of the president. Without it, the notary cannot authorise the deed. In practice, the formal requirements are not always fully observed.<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em><u>3.- Approved but not yet due special levies.<\/u><\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>If a special levy has been approved at a general meeting before the purchase, but the payment notices have not yet been issued, it will be the buyer who must pay them. A delicate point that should be expressly negotiated before signing, depending on the specific circumstances of each community.<\/em><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.white-baos.com\/en\/documents-that-we-should-reviewed-with-your-lawyer-before-signing-them-when-selling-or-buying-a-real-estate-property-in-spain-contract-with-the-agent-reservation-arras-etc\/\">Buying a property<\/a> under a horizontal property regime involves obligations that are not always immediately obvious. Among them, any outstanding debts the seller may have with the homeowners&#8217; association. In this week\u2019s article we analyse everything you need to know about conveyancing and community debt. What the law says. What role the debt certificate plays. And what happens with extra charges approved before completion.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>What does the law say? The real charge over the property.<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The <a href=\"https:\/\/www.boe.es\/buscar\/act.php?id=BOE-A-1960-10906\">Horizontal Property Law (LPH)<\/a> governs this matter in Article 9.1.e). This provision establishes what is known as the real charge over the property. That is, the property itself is liable for debts owed to the community by previous owners, even if the buyer had no part in incurring them.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The law sets a clear time limit. The property is subject only to debts corresponding to the current annual period at the time of purchase, and the three preceding calendar years. Older debts may only be claimed from the previous owner, as the personal debtor.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This liability is, therefore, real in nature and not personal.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>The debt certificate: who issues it and what formal requirements must be met.<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">To protect the buyer, the LPH requires the seller to certify the state of their debts with <a href=\"https:\/\/www.white-baos.com\/en\/challenging-community-of-owners-agreements-the-notice\/\">the community<\/a> at the time of signing the public deed. How? By providing a debt certificate. Without it, the notary cannot authorise the transaction, unless the buyer expressly waives that requirement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The certificate must be issued by the secretary of the community, endorsed by the president. Both are liable, in cases of fault or negligence, for the accuracy of the information included and for any damages caused by a delay in its issue.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In practice, these formalities are not always fully observed. It is relatively common for a certificate to arrive at the notary without the secretary&#8217;s signature being properly certified, or without the president&#8217;s express endorsement. Our advice is to verify that the document meets all legal requirements before signing.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>Approved but not yet due special levies: a delicate point.<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">One of the most contentious issues in property purchase and community debts concerns extraordinary special levies. Article 17.11 of the LPH establishes that special levies fall on whoever is the owner at the time they become due. That is, when the payment notice is issued.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This rule has a consequence that is worth understanding clearly. If at the time of signing there is a special levy already approved at a general meeting, but whose payment notices have not yet been issued, those notices would fall on the buyer as soon as they become the new owner. Not having attended the meeting that approved the levy is not a valid defence. However, nothing prevents buyer and seller from agreeing in the private contract whatever they consider appropriate. For instance, that the buyer retains from the purchase price an amount equivalent to the approved levy, or that the seller assumes that cost. The important thing is to provide for this expressly and in writing before signing.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is therefore essential to seek expert legal advice when <a href=\"https:\/\/www.white-baos.com\/en\/the-importance-of-the-wording-on-a-purchase-and-sale-contract-penalty-clause-vs-arras-penitenciales-penitential-deposit\/\">signing a purchase agreement<\/a> that protects our rights and interests as buyers. It is also necessary to ascertain not only any outstanding debts but also any approved but not yet implemented special assessments.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>Conclusion.<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">At White-Baos Lawyers we are experts in real estate law. If you are considering buying or selling a property and wish to do so with full legal certainty, do not hesitate to <a href=\"https:\/\/www.white-baos.com\/en\/contact-us\/\">contact us<\/a>. We will help you identify any risks and protect your interests.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The information provided in this article is not intended to be legal advice but merely conveys information relating to legal issues.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Carlos Baos (Lawyer)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">White &amp; Baos.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Tel: +34 966 426 185<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">E-mail: <a href=\"mailto:info@white-baos.com\">info@white-baos.com<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">White &amp; Baos 2026 \u2013 All Rights Reserved.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h1 class=\"wp-block-heading\"><\/h1>\n","protected":false},"excerpt":{"rendered":"<p>SUMMARY OF THE ARTICLE 1.- The real charge over the property. When purchasing a property under horizontal property regime, the property becomes subject to the payment of the general expenses owed by the seller to the community. This liability, governed by Article 9.1.e) of the Horizontal Property Law, is subject to a time limit: the [&#8230;]<\/p>\n<p><a class=\"btn btn-primary understrap-read-more-link\" href=\"https:\/\/www.white-baos.com\/en\/conveyancing-and-community-debt-legal-advice\/\">Read More&#8230;<\/a><\/p>\n","protected":false},"author":2,"featured_media":16801,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[427],"tags":[],"class_list":["post-16806","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-property-in-spain"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Conveyancing and Community Debt. Legal advice.<\/title>\n<meta name=\"description\" content=\"Conveyancing and community debt. 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