Sales · Areas · Boundaries
Land surveying for estate agents and buyers
A sale gets complicated when the area in the title deed, the area in the Cadastre and the area on the ground do not match and someone finds out late. We help you find out earlier, with a clear measurement and an explanation that the seller, the buyer and their advisers can all follow.
Before a property goes on the market
Before a villa or a plot is put up for sale, it is worth knowing what is really being sold. We measure the property, locate the house, the pool, the porches and the walls, and compare them with the title deed (escritura), the land registry extract (nota simple) and the cadastral record.
If everything matches, the property goes on the market with a plan that backs it up. If there are differences, they come to light in time to decide what to do: correct the Cadastre (Catastro, Spain's land and property register for tax purposes), update the title deed or explain it clearly to the buyer.
What documentation we deliver
What is needed so that the agency, the buyer and their professionals all work from the same data.
- 01
A plan of the property with the measured area, the boundaries according to each source and what is built, in PDF to read and in DWG or DXF for the professionals, with coordinates in ETRS89
- 02
The differences from the title deed and the Cadastre marked on the plan
- 03
A note explaining what each difference means and what the options are
- 04
When the procedure requires it, the GML file, the alternative graphic validation report (IVGA) or the ICUC for the Cadastre, the notary and the Land Registry (Registro de la Propiedad)
We tell you in writing what each document proves and what it does not: a plan or an IVGA does not prove ownership on its own, nor does it change the registered area.
If a discrepancy appears during the sale
Sometimes the difference appears when the sale is already under way: the buyer, the bank, the architect or the notary spots it. At that point what helps is knowing how big the difference is, why it exists and what can be done, and explaining it to everyone with the same data.
- 01
We review the paperwork for the sale and work out where the difference comes from.
- 02
We measure what is needed to clear it up, without redoing more than necessary.
- 03
We explain the result to the agency, the buyer and the seller, and coordinate with their lawyers, the notary or the architect.
- 04
If the Cadastre or the Land Registry has to be corrected, we prepare the technical documentation for the procedure.
If you are buying from abroad
Many buyers on the coast live outside Spain and know little about how the Cadastre and the Land Registry relate to each other here. Much of the work can be done remotely.
What to check before you buy
That the area and the boundaries in the title deed match the land, that what is built appears in the Cadastre, and whether any easements affect the plot, such as the coastal protection easement (Costas) on the seafront.
What to send us
The cadastral reference, the land registry extract (nota simple) or the title deed if you have it, the listing or the plans from the sale, and what concerns you about the property.
How remote work goes
Someone you trust (the agency, the seller or your lawyer) gives us access to the property. We measure it, and you receive the plan and the note by email, with an explanation by video call or in writing.
Frequently asked questions from estate agents and buyers
Who commissions the survey, the seller or the buyer?
Either of them. For the seller or the agency it means marketing the property with clear data; for the buyer, it means knowing what they are buying before they sign. What matters is that everyone works from the same measurement.
Does the owner have to be there on the day of the survey?
No. Someone only needs to give us access to the property. The results are sent by email and explained by phone, by video call or at the office.
Does a topographic plan change the area in the title deed?
Not on its own. The plan shows what is on the ground with a stated accuracy. For the area to change in the Cadastre or the Land Registry, the relevant procedure has to be followed, and we explain which one and what technical documentation it needs.
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Tell us about your case
A property for sale, or about to be bought?
Send us the cadastral reference and what you know about the sale. We will look at it and tell you what is worth checking before anyone signs.
- Xàtiva
- C/ Ballesters Navarresos, 7 · 46800 Xàtiva
- Xàbia
- C/ Ausiàs March, 2 · 03730 Xàbia
- or write to
- hola@clotoides.com