We prepare the paperwork, coordinate the mortgage path, help you find the right property, and keep every step moving toward the notary and the keys.
What We Handle First
The NIE, your foreigner identification number in Spain, is needed for many important steps, including the mortgage, notary, bank account, taxes, and property paperwork. It can be requested in Spain through the relevant Foreigners' Office or police station, or from abroad through the Spanish consulate for your country or area of residence. In practice, appointment availability, document requirements, and processing times can vary, so the key is to plan it early and choose the route that fits your travel dates and purchase timeline. We can help check the right option for you, prepare the required forms and documents, book the appointment where possible, and arrange a Spanish guide or translator to attend with you in Spain, so the process does not delay the rest of your purchase.
Spanish mortgage bureaucracy is hard to manage alone from abroad, especially without fluent Spanish. We coordinate with people who already work with non-resident buyers, understand which banks are realistic, know what documents are needed, and package your file so it does not stall halfway through.
A strong bank-side contact can make a real difference to approval speed, document checks, and the repayment rate you are offered. We help keep that communication clear, make sure your file stays complete, and push the process forward before small gaps become long delays.
Spanish mortgage lending is based on the bank's risk policy, your affordability, and the official valuation of the property, not only the advertised sale price. Resident buyers may sometimes be considered for higher financing, often around 80% of the valuation, while non-resident buyers should usually plan more conservatively, often around 60-70%, depending on the bank and the file. EU buyers may have simpler income and document checks when their earnings and tax records are inside the EU/EEA. UK buyers can still apply, but banks may look more closely at pound sterling income, exchange-rate risk, UK tax documents, credit history, and non-resident status. We shape your property search and deposit planning around the realistic bank position from the start, so the deal still works when the valuation and lender checks arrive.
The pre-agreement is where the deal conditions need to be clear, especially around deposits, valuation, financing, deadlines, and what happens if something changes. We help with the negotiation and wording so you understand exactly what you are agreeing to, there are no hidden risks in the documents, and the seller cannot slip in cheeky terms that work against you later.
If you do not speak Spanish, that should not stop the purchase. We arrange English- and Russian-speaking support where needed, from the first enquiry and property viewing through bank meetings, police appointments, contract checks, and signing at the notary.
NIE or Residence
People often call every Spanish foreign-national document an NIE, but an identification number, an EU registration certificate, and a TIE residence card serve different purposes. We check your nationality, whether you are buying or moving, and your intended time in Spain before preparing the application.
Most overseas buyers need an NIE number for the property, mortgage, bank, tax, and notary process. This is commonly called the "white NIE", but officially it is the assignment of an NIE. It is an identification number, not permission to live in Spain.
The usual file includes form EX-15, valid identification, evidence of the reason for applying, and the relevant fee. It may be submitted in Spain, through a properly authorised representative, or through the Spanish consulate responsible for your place of residence.
EU and EEA citizens who will live in Spain for more than three months normally apply in person for the Certificate of Registration as an EU Citizen, often called the "green NIE". Swiss citizens have a corresponding registration route.
The application uses form EX-18 and requires valid identification, the fee, and evidence appropriate to the applicant: employment, self-employment, or sufficient resources and healthcare cover. Students have their own evidence requirements. The application should be made within three months of entering Spain.
British citizens who were living legally in Spain before 31 December 2020 may be protected by the Withdrawal Agreement. The Spanish Government advises eligible residents who still rely on an older green registration certificate to obtain the Article 50 TIE residence card.
The correct form and evidence depend on whether the person's residence was already documented and whether temporary or permanent status applies. We check the individual history before arranging the appointment.
A British buyer can obtain an NIE for a property purchase without becoming resident. To move to Spain, however, a person arriving from 1 January 2021 normally needs the appropriate visa or residence authorisation under Spain's rules for non-EU citizens.
Once residence is approved, the TIE is the physical card that records that status. The suitable route may be based on work, self-employment, study, family, sufficient resources, or another qualifying category, so it must be selected before the TIE appointment.
We help identify the correct application, prepare the forms and supporting documents, organise the appointment where possible, and arrange language support in Spain. Immigration and residence decisions remain with the Spanish authorities, and requirements are confirmed for each client before submission.
Official guidance: Spanish Ministry of the Interior: NIE · EU citizens' residence · UK Withdrawal Agreement residents · Official application forms.
Mortgage Estimate
Use Bankinter's online simulator for an initial mortgage estimate. When you are ready to move forward, we coordinate with Tenerife Admin Solutions and the mortgage specialist to organise the application, check the requested documents, and prepare the file for review.
Enter your purchase and financing details directly into Bankinter's mortgage simulator to explore an estimated monthly payment and associated mortgage costs. The simulation is without commitment and does not constitute mortgage approval.
For a full mortgage study, the finance application is available in English and Spanish. We explain the form, help make sure every required page is completed and signed, and check the supporting documents before the file is submitted.
Once the completed application and all requested documents have been received, an initial response may often take around one week. Timing, lending terms, valuation, and final approval remain subject to Bankinter's assessment.
Document requirements vary by applicant and must be confirmed for each case. For account opening, translations may be requested for documents such as proof of occupation or business activity, address, income, pension, or payslips. The Bankinter simulator opens on Bankinter's website; its results are indicative and do not guarantee lending or approval. Bankinter states that it will never ask for online banking credentials by SMS, online message, or telephone. Never send passwords or security codes with your application documents. For Tenerife purchases, the general transfer tax on resale property is commonly 6.5%. New-build purchases are treated differently and may involve IGIC and other taxes. Final taxes and other purchase costs must be confirmed during the process.
Funds Required
These examples show why the deposit is not the only cash you need. The bank normally lends against its valuation, and purchase taxes and costs must be available on top.
Mortgage about €180,000. Deposit about €120,000. 6.5% resale transfer tax about €19,500. Total funds needed before other fees: about €139,500.
Mortgage about €325,000. Deposit about €175,000. 6.5% resale transfer tax about €32,500. Total funds needed before other fees: about €207,500.
If a €300,000 property is valued 10% lower, the bank may lend against €270,000 instead of the agreed price. At 60% lending, that can create an extra cash gap of about €18,000.
We help you understand the budget, valuation risk, deposit level, taxes, and contract protections before you put serious money into the deal. Figures are indicative; banks and authorities confirm final amounts.
The real risk isn't the mortgage — it's the contract with the seller's agency. When you agree a price and sign with an agency, the contract terms determine what happens if the bank's official valuation later comes in below that price.
Some contracts are written in the buyer's favor and protect your deposit if this happens. Others aren't — and if the valuation falls short and your contract doesn't cover you, you can lose your deposit entirely, which can run into the thousands.
Another risk is what is already attached to the property before completion. Before signing, the buyer should check for registered charges, unpaid IBI property tax, community fees, approved community works or special assessments, pending licence or planning issues, and any seller arrangements that could affect the property after handover.
Legal support is available if you want extra reassurance. In Spain, the notary plays an important role at completion and the public records help confirm key property information, but many buyers from Europe still prefer to have an experienced qualified lawyer review the contract and advise on legal points before they sign. This is optional and can be arranged if you want that extra layer of support.
Our role: we help you check the valuation risk, review the known property obligations, bring in independent support where needed, and make sure the purchase contract has the right protection clauses before you commit your money.