Getting Planning Permission in Spain

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Title:
Getting Planning Permission in Spain

Word Count:
514

Summary:
So, you’ve conquered the buying off plan challenge and now you’re
contemplating your next project. Perhaps you have thought about buying a
piece of land and designing your dream home yourself?


Keywords:
spain planning permission spanish property land build


Article Body:
So, you’ve conquered the buying off plan challenge and now you’re
contemplating your next project. Perhaps you have thought about buying a
piece of land and designing your dream home yourself, away from the coast
further inland where it is said to be cheaper. If the buying off plan
procedure took a bit of getting used to then getting planning permission
might feel like crossing a minefield.

Every regional government has its own system of dealing with new
developments. In Valencia and Andalucia there have been many changes
recently.

In Valencia the controversial ‘Land-Grab’ Law has been overruled much to
the relief of hundreds of homeowners, amongst them many expats.

The Andalucian government has realised the trend for foreigners to buy
cheap land so they have started to pressure town halls to be stricter
with granting planning permission. Buyers of land are often left waiting
for months for permits, which can be frustrating for those keen to get on
with their projects.

Am I free to build on any land in Spain?

No, before you buy any land you must check that it will be eligible for a
building permit. Any plot classed as a ‘finca rustica’ has been zoned as
agricultural or rustic land which means that it will fall into any one of
the three categories of Protected, Restricted or Building land.

With a permit to build on rustic land you will have to conform to set
conditions. You must take a Spanish speaking solicitor with you to find
out the exact status with land. If they say that you can build on a plot,
ask for written confirmation.

Who grants planning permission?
The local municipal town halls. This means that the ease of obtaining a
building permit (licencia/permiso de obra) varies depending on the
region.

What do I need to take?

So, you’ve bought your plot which you know is eligible for a building
permit and you have your deeds (escritura). You need to find a good
architect, preferably recommended locally. The architect will put
together the plans of your proposed home. You should submit these plans
with the application and the fee to the town hall, using a local
solicitor.

How much does it cost?

Four to five per cent of estimated construction costs.

How long does it take to be granted?

If you are lucky between three and six months after applying but I should
stress if you are very lucky!

Is it difficult?

If you asked me this fifteen years ago, I could have said no, but today
governments do not want to lose control of the rate of development so
they are clamping down on this area.

Every town hall operates differently and there are always loop holes to
all kind of restrictions, it is just a case of researching and finding
them out. There are lots of steps that people take to help their case,
such as registering as almond farmers, in order to be granted permission
to build on finca rustica which requires that the land be used for
farming purposes.

				
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