A CRACKING GOOD IDEA

A 769 word article

By

Nick Snelling

A CRACKING GOOD IDEA

One of the quirks of the property buying process in Spain is the absence of surveys.  In the UK it is almost unknown for someone to part with any money without first commissioning a survey of their prospective property by a dedicated professional.  Indeed, most agreements to buy invariably have the fearful, for the seller, caveat ‘subject to survey’.

In Spain, matters are very different with surveys of any kind rarely undertaken by Spanish buyers.  In fact, there is no direct equivalent profession to that of a UK building surveyor in Spain.  The nearest related profession is that of an aparejador or architecto tecnico.  This is someone who has partially completed an architect’s qualification and will generally oversee day to day new building works dictated by a fully qualified architect. 

An aparejador or architecto technico, unlike a UK building surveyor, is not someone with extensive specialist training in the recognition and understanding of building defects, remedial works and materials.  Indeed, he is unlikely to have carried out many structural survey reports in anything like the detail expected by a UK buyer.  Furthermore, it is rare to find an aparejador or architecto technico who is fluent in English and therefore able to explain any complex technical problems in detail.

In Spain, if you press for a building surveyor you will probably be directed to valuers, of whom there are a profusion.  However, the qualification and work of a valuer is also quite different from that of a building surveyor.  A valuer’s principle objective is to satisfy either you, or a lender, that the property you intend buying is worth the money that you, or the lender, are paying.  This is irrespective of the structural condition of the property which could be about to fall down but, nonetheless, may be well worth the price being paid.

The rule of thumb, for the sensible British buyer coming to Spain, is always do what you would do in the UK.  Just as you would always use a lawyer for your conveyance, so should you also arrange a survey on any property you intend to buy - before parting with your money.  All too often, when it comes to surveys, British buyers are put off by the weasel words ‘it is never done in Spain’.  This may be largely true of Spanish buyers but it is a very poor reason not to have a survey, particularly when you are engaged in a major financial transaction in a foreign country.

Few people need to be warned about the consequences of buying a defective property.  The costs, financial and emotional, can be horrendous and there is rarely, if any, recourse.  For a little effort and a small amount of money you can find properly qualified surveyors, often British ex-pats, who will perform much the same service as you would expect in the UK.

As Mark Paddon of www.surveysspain.com says, “apart from peace of mind, a survey can help you properly evaluate one property from another and can give you real price-negotiating ammunition.”

Whilst defects are more likely in older properties, even new builds can suffer serious design or construction faults.  “Every property is different and will justify a survey,” states Mark.  “And, of course, if you intend doing alterations then it is extremely important to establish what needs doing structurally and whether such alterations are technically and financially viable.  You may otherwise buy a property with expectations that were always going to be impossible to fulfil.”

Surveys are rarely costly, particularly in the context of the price of even the cheapest properties.   A full written survey should cost somewhere between 350 - 750 Euros, dependent upon the size and complexity of the property and the distance travelled by the surveyor.  Some surveyors may also provide an optional cheaper service.   For around 100 - 150 Euros they will accompany you around your intended purchase whilst briefing you orally on its condition.

Obviously, a sound and reliable survey is only as good as the person performing the task.  So, ensure that you employ a correctly qualified, professional building surveyor.  Normally, he will be a member of the RICS or CIOB but double check that he is a building surveyor, rather than one of the 19 other surveying disciplines!   

It is always tempting to try to reduce the costs involved in buying a property.  However, not commissioning a survey must rank alongside not using a lawyer in the scale of ludicrous short term savings.   Surveys are, perhaps, one of the few matters in Spain about which the saying ‘when in Rome do as the Romans do’ is deeply inappropriate.

Copyright Nick Snelling (www.nicholassnelling.com) author of three books on Spain including ‘How to Move Safely to Spain’ (www.movesafelytospain.com)

ENDS