Complex Real Estate Situations
There are dozens of legal, urbanistic, and registry situations that block the sale of a property. We have specialized solutions for each of them.
Consult My Case FreeTechnical and Legal Audit
We unravel the real state of your asset before taking any false step. Review of simple note, municipal files, and registry charges.
Integrated File Management
We take care of notarial, registry, municipal, and judicial processing from start to finish. So you don't have to worry about bureaucratic details.
Sale with Total Legal Security
We locate fiduciary heirs, regularize closed registry sheets, and regularize urban situations so you can sell with total guarantee.
19 Special Situations with Solution
Each case has its legal particularities and its specific roadmap. Click on any to consult available solutions.
Irregular Undivided Share in Rural Plots
You are the holder of a percentage of a matrix rural plot. No bank finances these indivisible quotas. No notary can segregate without violating the Minimum Cultivation Unit.
Active Right of Expropriation Reversion
The property was expropriated once for a public work that was never executed. The former owner or their heirs can claim return, blocking any sale.
Right of First Refusal and Withdrawal of the Housing Law
Grandes tenedores y edificios completos afectados por el derecho preferente de la Administración. La operación se congela 60-90 días laborables perdiendo compradores internacionales.
Buildings with Declaration of Imminent Ruin
El Ayuntamiento ha dictado orden de demolición por peligro de desprendimientos. Si no actúas, el municipio derriba subsidiariamente y te cobra el coste como carga sobre el suelo.
Purchase Option with Ambiguous Extension
The tenant with purchase option has not executed the purchase due to lack of financing, but alleges unilateral extension. The right registered in the Registry blocks any sale to a third party.
Gentile Right of Withdrawal and Foral Lineage
Farmhouses and estates in Navarre and Basque Country. If you sell to a buyer outside the family without the foral protocol, any relative can "expel" the buyer up to 3 months after registration.
Tax Liability for Non-Prescribed Taxes
The simple note shows a tax liability (ITP or Inheritance). Treasury can claim the debt directly from the current owner. Banks freeze the mortgage until clarified.
Properties of Dissolved or "Ghost" Companies
The shop or warehouse is in the name of an SL that was not formally liquidated and is deregistered with Treasury. The merchant sheet is blocked and the administrator cannot sign the sale.
Electroduct Servitude or Electric Towers
High voltage cables in the airspace or electric tower in the plot. Absolute prohibition of building in the safety strip. Reduced appraisals and difficulty obtaining mortgage.
Contaminated Soils and Environmental Liabilities
Naves industriales o locales con actividades clasificadas previas (talleres, tintorerías, gasolineras). La Administración paraliza licencias hasta evaluar el subsuelo. El propietario asume el coste de descontaminación.
Trust and Residue Clauses in Will
You are a fiduciary heir: you have the house but cannot sell it without the trustee's permission or there is a residue clause that limits your right of disposition.
Pending Urban Demolition File
The Town Hall or APLU has ordered forced demolition for illegal construction on protected land. Selling hiding this charge can constitute a fraud crime with prison sentence.
Active Right of Repurchase
You bought the house with a "right of repurchase" and the original seller still has the right to recover it by paying you what you paid. The market flees from properties with resoluble ownership.
Collapsed Horizontal Property in Urbanizations
Your chalet or townhouse belongs to a collapsed horizontal property. The buyer wants to renovate or expand, but floors and facades are co-owned by the entire urbanization and require unanimity of the board.
Properties Owned by Orphan Minors
The holders of the home are children or teenagers who inherited it. The legal guardian cannot sell it on their own: they need express judicial authorization from the Judge of First Instance.
Donation Reversion Clause
You received the apartment as a donation with the condition of caring for the donor or not selling it before a certain age. The donor can revoke the donation if you breach the charge, leaving the buyer without property.
Collectors and Hydraulic Channels Servitude
A sewage collector or drinking water pipe runs under your plot. Absolute prohibition of foundations, piles, basements or pools on the affected strip.
Rural Estates and Minimum Cultivation Units
You want to sell a small portion of rural land for a garden or prefabricated house. The law prohibits segregation if the resulting plot is less than the Minimum Cultivation Unit of your area.
Auctions Awards with Unknown Occupants
You bought in the BOE Auction Portal and when going to take possession you discover a family with a valid lease contract prior to the mortgage. Express eviction is not possible while they pay.
Cases with Full Page and Detailed Guide
Para estas tres situaciones disponemos de guías exhaustivas con análisis legal, tablas comparativas y preguntas frecuentes:
Inheritances and Undivided Shares
Herederos en conflicto, bloqueo de la venta, extinción de condominio y las 4 vías legales para desbloquear tu herencia.
View complete guide arrow_forward no_accountsApartments with Squatters
Direct cash purchase with occupants inside. Complete analysis of losses vs. judicial waiting time.
View complete guide arrow_forward gavelSale Before Auction
Emergency protocol to halt mortgage execution and achieve zero debt before BOE closure.
View complete guide arrow_forwardAre you trapped in any of these complex situations?
Leaving these files in the hands of improvisation can cost you the loss of your assets, administrative fines, or lawsuits that last for years. We put our team of specialists in complex real estate and urban law at your disposal.
