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Buying a house is always fraught with complications and confusing processes.
A straightforward move in the UK can prove difficult enough, so buying in a foreign place like the Canaries must triple the trauma.
But it shouldn’t be like that if you invest in a little preparation and organisation before you begin.
Heed the following advice compiled by estate agents, lawyers and fiscal agents in the Canaries to get you comfortably down the road to a successful property purchase.
LOOK BEFORE YOU LEAP
IT is a priority when considering relocation to a new part of the world to understand a little about the area and its culture.
You must be sure you are compatible with your proposed surroundings in terms of diet, customs, language, weather conditions, etc.
Read guidebooks, get the latest recommended literature on buying a home in Spain and the Canaries, surf the net for useful links and information.
Look for population breakdowns, geographical variations, level of infrastructure which all indicate if you will enjoy your new environment.
DEFINE YOUR DREAM
TAKE a little time to ascertain and list the things you require and want from a property purchase in the Canaries.
Examine the dream you are seeking, be it life on the beach, good schooling for the children, a secure environment, mixing with locals, a garden, access to sports, a busy or quiet existence. These are the factors dictating your eventual happiness in a new home and must not be ignored in the hurry to set up in the sunshine.
The house may be lovely, well priced with a big garden, but if the nearest school for the kids is 20k away and begins at 8am your happiness may soon start to turn sour.
SPOT-CHECKING
THERE is no substitute for experience, so arrange a minimum of a week stay in which you can research different areas, towns and coastlines. Once you like the aspect of a certain location, plan your next stay in that area, in a rented villa or apartment. The benefit of living in the community will show you the pros and cons of the place much more quickly.
READY TO RETURN
IN the ensuing weeks, before your next visit, research the area more thoroughly via the web. Seek out reputable estate agents and view as many of their properties as possible over the internet. This will show you the power of your budget, what you can and – more importantly – cannot afford. Set a budget and stick to it.
Make enquiries via the internet for more information on a variety of properties to give you a wider picture.
If you need a mortgage to purchase in the Canaries, establish exactly how much you can borrow before you return.
Contact a number of estate agents and arrange an itinerary of property viewings.
Arrange to meet separate agents on separate days to avoid confusion and conflict.
Most should be happy to collect you and take you to view the property for sale.
Also while you are at home, you should prepare a house hunter’s tool kit to take with you. Items not to forget are listed here:
*Maps and itineraries
* Contact list
*Driving licence
*Notepad, pens, pencils and erasers
*Mobile phone with Canary reception – and don’t forget the charger
*Pocket-size digital camera with large memory card –and that battery charger
*Calculator with euro function
*l A4-size document wallet
*8 passport photos per person
Your A4-size document wallet will become your inseparable companion. From the outset you must use it to file passports, birth, marriage and death certificates, bank statements, tax records, car documents, credit references, insurance policies and National Insurance card while you travel.
MEETING THE AGENTS
DESPITE what you may have heard, all estate agents are different. While the high-volume sale of homes remains a common goal, the similarities between most end there.
Estate agents rely heavily on their own character to smooth the sales process. Their personalities are on show so it is sensible to work with those agents who make you feel comfortable and appeal to your own character.
And while the style of each agent may vary, the policies of different companies can be equally diverse. Some may operate large offices with multiple desks and expensive furniture, where others ply their trade in more personal, humble and comfortable surrounds.
Some may like you to use in-house lawyers and mortgage arrangements while others prefer to leave that work to you.
Once again, it is important to feel happy and comfortable with the company culture.
It is even more important to see evidence of the companies’ accreditation to trade as an estate agent. Also ask to know about affiliations with governing industry bodies.
And finally, ask to speak to two or more clients who have purchased through the company before taking contact details for everyone you meet.
THE HUNT IS UP!
THE Canaries are brimming with different housing options, from beachfront apartments to town flats, rural homes to luxury villas and off-plan opportunities in abundance.
Apartments tend to offer good security but carry noise from next door, terrace and town houses give access to amenities but have little privacy and, while rustic homes can be rewarding and well-priced, they almost always require attention and can prove costly.
By now you should know what type of abode you are looking for but it is a good idea to see examples of all types of homes on offer before selecting a suitable solution for you and your family.
Work to your budget and don’t be tempted to go beyond it. Be firm with your agent about your upper limit. If he is working for you as he should he will understand immediately.
When viewing properties take photos as a visual record and write detailed notes for later reference.
Never go behind an estate agent’s back to cut a cheaper deal with the vendor. Be as honest with him as you expect him to be with you.
Never play one agent off against another as the problems inevitably end up in your lap. You are entitled to use as many as you wish but don’t abuse that position.
It is best to have a shortlist of three or more homes when you return home, rather than to pin your hopes on one must-have dream. Be practical about what you are doing, but also willing to pull out if you are not sure.
It may be necessary to make a bid for a property immediately but be sure you have reached your conclusions correctly and do not act in haste.
Return home with all your information in order and weigh up the pros and cons for each property, considering the move from where you are based. The market can move quickly but a little haste and further reflection can make a big difference.
Make your initial enquiries and offers from abroad. Continue to enquire about other properties after making a bid for one. This maintains options if your first selection falls through. Be honest with each agent as to what you are doing when you make a bid on a property.
SPANISH SUPPORT
IT may be wise to investigate the financial aspects of funding your purchase while you are in the Canaries.
While you already have a relationship with a bank back home, there are good offers to be found in the local banking market – especially at branches close to rapidly developing areas.
Mortgages in Spain are very similar to arrangements in the UK. Spanish banks typically offer fixed, variable or mixed rate mortgages whereby mortgage repayments, remain constant, fluctuate or do a bit of both respectively.
Most banks will offer up to an 80 per cent mortgage if you have a resident’s card. Non-residents are typically awarded a 60 per cent mortgage subject to credit rating. Proof of monthly income will be required.
THE TAXMAN
THE Spanish tax system is complicated and can be confusing.
While it is advisable to appoint a fiscal advisor to deal with your induction into the Spanish tax system, there are a few things best kept in mind by yourself.
All foreign and non-residents with financial affairs in Spain must have an NIE number. The NIE (Numero de Identificacion de Extranjero) is an identity number and social security number. A certificate with your NIE number will be required at almost every turn..
Without it you cannot find proper employment, arrange credit facilities, order a phone line or purchase a house. It is possible to open a visitor’s bank account with just your passport for identification but it makes sense to do it with your NIE number.
New homes in Spain are subject to seven per cent VAT, referred to here as IGIC. A one per cent stamp duty is levied on the purchase of a new property.
A six per cent transfer tax is levied on homes purchased from a previous owner.
Land buyers must pay 16 per cent VAT on purchases. Commercial properties are also subject to 16 per cent VAT.
Rates are payable by all property owners. These pay for local council administration, education, sanitary services, street lighting, etc. What you pay is based on the value of your property.
When you have found the home you wish to buy, ask for a full evaluation of any unpaid taxes on your chosen property. Also ask your agent to find out any other outstanding debts charged to the property. These may include utility bills, fines, administration fees, local charges and community fees – even road tax on a car. These debts, if not paid by the previous owner, will be inherited with the property for you to pay.
And as an aside, there is no TV licence in Spain.
SIGNING AND SEALING
WITH your dream property in sight, price agreed, with vendor willing and able, you must start the ball rolling as soon as possible. This will require another visit to the Canaries.
Once on the island you should sign a private contract with the vendor quickly and be prepared to pay a non-refundable deposit – which you forfeit if you fail to see the deal through. Have your mind completely made up when you pass this point as anything up to 10 per cent of the houses value is usually asked. The house is then taken off the market.
Have a lawyer present when you sign the contract to give it one final read over. This will bind you and the vendor to the deal until the final transfer of title deeds.
With this contract signed the notary will then draw up official title deeds to re-register the property under your name.
You will be given a date to sign the title deeds. Be present. It is possible to award power of attorney to another but this is not nearly as prudent as being there personally to see everything through as you like it.
Make last checks on the property one week before you sign as you will be accepting it in its state on the day. This ensures everything is to your liking and gives time for the vendors to answer any last requests. Visit once more if work needs to be done.
The signing of the deeds transfers legal ownership of the property to you, with keys – it also triggers the balance of payments from the bank or your own funds to the vendor. Notary fees must also be paid on the day, along with designated taxes. Arrange for house insurance to begin from that day.
MAKING YOUR MOVE
WITH keys in hand and your new abode before you, your work is not quite complete. Change all utilities into your name with the cooperation of the previous owner.
If you intend to bring items from the UK use a carrier specialised in international removals; ask for a written quote, which states the speed and time of delivery as well as price. Ask to see insurance cover for your items.
A good carrier service will work closely with you to fully understand the logistics of your move. It is advisable to talk to and tip loading staff, as these people are largely responsible for the safe passage of your belongings.
Moving a family pet has been made easier in recent years but the animal must be micro-chipped and vaccinated in good time before the move against rabies. With that in place your pet should be ravel here as easily as you.

More Advice from the Tenerife Sun Newspaper

 

The notary provides the pivotal point of all property sales..... As a qualified lawyer a notary officer witnesses the signing of title deeds and ensures all taxes are paid on the day of completion.
The notary also witnesses proof of payment as part of the title deeds and passes on all information to a local property registrar. His fees are in accordance with the amount of work completed on his behalf

More Advice from the Tenerife Sun Newspaper

 

You will need to process funds freely from the UK while completing a property deal.
Make your UK bank aware of your intention to purchase abroad and arrange for transfer of funds at the time of the deposit and final payment if necessary.
There are several ways to transfer money to the Canaries using banks, the post office, money-grams and private companies. Always check their currency conversion rate and commission fees, which can differ immensely

More Advice from the Tenerife Sun Newspaper

 

THE euro is the basic unit of currency, with 100 centimos making one euro.
Notes 5 euros– grey-blue; 10 euros– red; 20 euros – blue; 50 euros – orange; 100 euros – green; 200 euros – yellow; 500 euros – purple.
Coins 1 cent, 2 cents, 5 cents, 10 cents, 20 cents, 50 cents, €1 and €2.
Banks are open until 2pm Monday to Friday but are closed on Saturdays during the summer season. They also stop exchanging currency at 1.30pm. There are, however, many bureaux de change offering competitive rates and most hotels offer similar services whether you are staying there or not.
Shopping Hours vary from area to area but as a general rule in the Canary Islands the shops are open: Mon-Fri 9.30am-1pm and 4pm-8pm; Sat 9.30am-1pm; closed Sundays and public holidays.
Many shops in tourist centres are open for longer hours and souvenir shops can be open seven days a week.
Getting About: Buses, operated by the public bus company Titsa, are the cheapest – and many say the most enjoyable – method of getting around the island.
Timetables are available from the main bus station in Playa de las Americas, information centres and from some shops.
If you intend using the bus service for a number of trips then it may be worthwhile purchasing a Bono-Bus ticket for 12 or 30 euros, depending on how often you intend to use it.
These can be obtained at any of the main TITSA bus stations. The Bono-Bus ticket gives between 30 and 50 per cent off advertised standard fares for single passenger journeys until the pre-payment runs out. (See panel below for bus timetables)
Taxis, white with a green light on the roof, are also popular. Meters should be used but are frequently ignored so it is best to agree the fare in advance.
For instance, the fare from Reina Sofia airport to Los Gigantes is about 48 euros. There may also be a charge for more than the normal amount of luggage.
You may, of course, argue but bilingual drivers are rare. They do, however, know most hotels, residential complexes and timeshare resorts.
Local Taxi Numbers
Los Gigantes 922 861627
El Varadero 922 860840
Los Cristianos 922 790352
Playa de Las Americas 922 795414.
Car hire can cost from as little as €25 a day with unlimited mileage – and competition between companies, particularly in the low season, means discounts can be found.
A valid driving licence must be produced and some companies may want to see your passport.
Drivers aged under 25 may find some difficulty in hiring a vehicle. Most importantly, read the hire agreement carefully and check that you are comprehensively insured.
Cars may be imported by their owners for six months in any one calendar year. After that period it must be re-registered with Spanish plates.
If you buy a used car it may need an ITV, a mechanical inspection similar to the English MOT.
Driving can be a pleasure but demands extreme caution. Spain, of which the Canary Islands are a part, has the second worst rate of traffic accidents in Europe. Particular care is needed at motorway junctions, where the layout can be complex.
Always carry your driving licence and, if hiring, have the hire contract handy for police inspection.
Petrol is relatively cheap but don’t count on finding a service station just around every corner.
Ferries are fast and cheap to neighbouring islands. The Benchijigua Express run by Fred Olsen takes about 35 minutes between Los Cristianos and La Gomera.
More conventional ferries ply between Tenerife and all the other islands. These and other excursions may be booked at your nearest travel agent or hotel reception.
Medical attention is free – and first-rate – at state hospitals but most treatment for foreigners is carried out within the private sector, which works to equally high standards.
Many medical centres operate a 24-hour service and have multi-lingual staff. Fees there are payable immediately but holiday insurance policies should cover treatment costs. But do not forget to obtain a receipt.
Chemists, called ‘farmacias’, are recognisable by their green cross and open normal shop hours from Monday to Friday and on Saturday mornings.
Usually you will find a sign in the window to give details of the duty chemist which is normally open for 24 hours.
Many drugs available only on prescription in other parts of Europe are sold across the counter here and most pharmacists will offer good advice.
It can be quicker but should never be regarded as being as effective as a visit to the doctor.
The old system of several numbers to reach the different emergency services has now been replaced with the freephone number 112. Calls to the new number are answered by operators who speak English, German and French, as well as Spanish, co-ordinating calls for fire, ambulance or police.
Consuls are located in Santa Cruz and their addresses can be found in the phone book but the following numbers may be useful: British 922 286863; Irish 922 245671; German 922 284812; French 922 232710; Belgian 922 241193; Dutch 922 243575 Finnish 922 280955; 922 Italian 275709.
Electricity operates at 220 volts, which is suitable for most European appliances other than television sets. Visitors, however, will need a plug adaptor. Power is subject to occasional interruptions, particularly at peak times, so it is advisable to have a torch and a supply of candles handy.
Water is drawn from natural reservoirs underground and is therefore hard. It is also sensible to restrict your use of it to washing and swimming.
Water for consumption (including ice cubes!) is best bought in bottled form. Still water is called agua sin gas, aerated water is agua con gas.
Post can take about 10 days to the UK and mainland Europe and stamps are available from post offices (open 8am-2.30pm) or many of the shops which sell postcards. Rates start at 57 cents for a normal letter or card.
Phone calls can be costly, especially from hotels or timeshare complexes. It’s best to make a brief call and ask to be called back. It will save perhaps a third of the price.
Reverse charge calls can be made by dialling 900 99 00 44, putting you in touch with BT international. If calling from a street phone box, have a good supply of 50 cent coins ready; if you prefer using a Telefonica international booth where you pay on completion, have a wad of notes handy.
The phone book lists country codes but UK numbers are reached through 0044 and then the number you want, remembering to omit the first zero.
International Dialling Codes
America 00-1; Finland 00-358; Denmark 00-45; Italy 00-39; France 00-33; Holland 00-31; Germany 00-49; Sweden 00-46; Norway 00-47; UK 00-44.
Local directory enquiries: 1003
Emergency phone number: 112.
Reina Sofia is the island’s main tourist airport and, despite considerable enlargement, can become extremely congested, especially on Fridays.
Parking arrangements have been considerably improved in recent years with an easy-access long-term car park – but be ready with some change for the ticket machines.
There is also a shorter, free car park closer to the terminal building, allowing a 15-minute stay for drivers dropping off and picking up friends and relatives. Overstaying the 15-minute limit can result in your car being towed away.
Check-in time is two hours before flight time and you should be prepared for a long queue.
Most charter companies expect you to reconfirm your flight the day before and the phone number will be in your travel information.
The Iberia information desk at the airport will direct you to your check-in point or you can ring them on 922 289962/285907. The airport number is 922 759000.
Duty free entitlement varies greatly according to destination but it is generally cheaper to buy cigarettes, alcohol and perfumes at your local supermarket than at the airport’s duty free shop or aboard your flight.

More Useful Information from the Tenerife Sun Newspaper

 

Alcoholics Anonymous (south) meets upstairs in the Apolo Centre, Los Cristianos, near the bus terminal, every Monday, Wednesday and Saturday 5.45pm. First Saturday of each month is open to relatives and friends of people with drinking problems. Contact in confidence ANY TIME through 630 478448.
Al-Anon family groups, for relatives and friends of people with drinking problems. Meetings as for AA. Phone 922 794007 or 629 593344.
Anglican Church, San Eugenio, Playa de las Americas. Service Sundays, Wednesdays at 10.15am. Baptisms, weddings, funerals, phone 922 742045. Los Gigantes. Eucharist Services 10.30am Thursday and 6pm Sunday. Blessings, weddings, christenings, funerals. San Blas, Costa del Silencio. Eucharist every Sunday at 12.30pm.
Anglican Parish of All Saints, Puerto de la Cruz, 29 Carretera Taoro (close to the Casino). Services: Sundays, 9.30am Eucharist, 11am Sung Eucharist. Wednesdays Eucharist 10am. Parish Priest, Fr David Jenkins 922 384038. www.allsaintstenerife.com
Living Spring Pentecostal Church, Calle Almorejo 2, next to Polideportivo, Guaza. Sunday worship 11am; Friday Miracle Night 8-10pm. Details, 922 390203/169029.
Lions Club, Santiago del Teide. Meeting second and fourth Thursday of each month at Pilgrim’s Diner, Playa de la Arena. For details contact Richard on 678 472683.
South Tenerife Christian Fellowship, Apolo Centre, Los Cristianos. Open daily 11am-1pm and 4pm-7pm. Sunday Services 11am and 6pm (Communion). Phone or fax Pastor Adrian McBride on 922 794007. Office: 922 790007.
Costa del Silencio Christian Fellowship. Meets in Coral Mar Square, Silencio, 11am each Sunday morning. Details from Pastor Gordon Wright on 922 786455 or the church secretary, 922 733522.
Royal British Legion, Tenerife Branch. Secretary: Jean Kelly. Tel.600 776592, Chairman.Don Young. Tel 922 739486.
The Dining Club Meets every Tuesday, 8pm at various restaurants in and around Los Cristianos/Playa de las Américas. No membership fee. Phone:Lilian 922 716731.
Masonic meetings. Visitors welcome Tenerife Lodge – Craft, Chapter and Mark. Contact 922 781 797, 922 794 502, 922 73 23 86 for further details.

 

 

 

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