Gandia Property | Costa del Azahar Property Sales

Gandia, January, 6th 2009

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frequently
asked
questions FAQ

Simply click on the question you want answered, and you will be taken directly to the answer. Once you have read the answer, simply click on "back to top" to return here.

The
answers

What's the weather like in Gandia / Spain?

Warm in the winter with a lot less rainfall than Northern Europe and the U.K. People living on the southern Costa del Azahar / Orange Blossom Coast enjoy 320 days of sunshine on average per year, overcoats are a rare sight even in Winter months.

It should be noted that other parts of Spain do not benefit from the wonderful climate enjoyed by the people living on the southern Costa del Azahar / Orange Blossom Coast. In the winter other areas of Spain, can be very wet and cold (further north) and in the summer other parts are considered to be too hot and dry (further south). The southern Costa del Azahar / Orange Blossom Coast and the northern Costa Blanca are considered to have an ideal climate and many residents, including the Spanish people who can afford second homes spend the summer on the Southern Costa Azahar / Orange Blossom Coast or northern Costa Blanca..

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What are the local people like?

As a rule the Valencian / Spanish people are very tolerant, they have what could be considered a live and let live attitude. If you make the effort to get involved with the Spanish / Valencian community you will find that they are very generous and hospitable. As a rule it does not matter where you are from more what sort of person you are.

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What is like living in Gandia / Spain?

People in the this part of Spain certainly live life to the full, the excellent climate and the easy going nature of the locals all lend to this. Fiestas are abundant, with Fallas, Moors and Christians and Semana Santa to name but a few all adding spice and flavour to the already varied life style. Sport facilities are excellent and once again the excellent weather means that whatever your game you can play it all year round. In short there is plenty to do and get involved in, you can either be passive and just spectate, but it really is worth integrating and getting involved.

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Could I pay less for my new home by going elsewhere?

We don't think so, in fact the opposite is probably true. We offer you the property at the price stipulated by the vendor and this includes our commission, even if you were to buy directly from him / her there would be no reason to suppose that he / she would pass on any savings to you. We have even had experience of vendors pushing up the price when approached directly by potential buyers. At times we refuse to take on properties because we consider that they do not in any way shape or form offer value for money, we know what property in this area should be worth. A great many of these properties later make it onto our books when there respective owners reconsider and offer their properties at more realistic prices. At times other agencies may seem to offer similar or better deals but look at the small print. It is common practice here in Spain for agencies to charge a commission to both buyer and seller (we do not do this) as a general rule the buyers fee is not built into the asking price and isn't mentioned until you are in too deep.

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I will soon be in Spain and would like to view some of the properties I have seen on your website what should I do?

Because at times we have more people wishing to view property with us than we can actually manage and so that you are not disappointed, we advise that you make an appointment to view before you actually travel. It is advisable to detail the properties in which you are interested so that if necessary we can make appointments with their respective owners, we do not hold keys for all the properties on our books. Before undertaking any viewings, one of our sales personnel will discuss with you the properties you have chosen to see and offer you their first hand knowledge on your choices, this can sometimes help to narrow down your search.

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Are all the properties on your website available / is your website up to date?

Our website is updated on a daily basis, properties that are sold are removed straight away or marked as such. My "e-mail alerts" allows you to be informed immediately of any change in the status of the properties that most interest you.

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I have seen a property I would like to buy what do I do now?

The first thing to do is find good solicitor to advise and help you each step of the way. The normal procedure is to pay a deposit and sign the purchase contract which stipulates the time to complete and the conditions of the sale, the sooner you can do this the better as until this is done the property stays on the market. In the period between the signing of the contract and completion (normally some 6 to 8 weeks) your solicitor will carry out his searches and if everything is as it should be, you complete.

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How much deposit should I pay?

The amount we recommend is some 10% of the purchase price. The deposit is to secure the property and impede the vendor from selling to somebody else, for the vendor it guarantees that the buyer is in fact serious and has every intention of buying. The Spanish civil code says that the deposit will be forfeit if you do not stick to your contractual obligations and if the vendor is the guilty party he must return the deposit doubled. With this in mind the deposit must be an amount of money which it would be unthinkable to lose or on the vendors part have to return doubled. We frequently see on the net other agencies who talk of deposits of as little as 500 pounds, this amount would not give you any guarantee. If the vendor was offered say 5.000 pounds more than you would be paying for the property, he could simply return the 500 pounds to you doubled and still be some 4.500 pounds in profit.

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Should I use a Solicitor in the UK?

This is not l necessary, as your Lawyer in the UK would still have to use a local Spanish Lawyer meaning two sets of legal bills. It is advisable to use a solicitor close to the area in which you are buying as he / she knows the ground and this generally make for a quicker and better conveyancing.

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What other costs on top of the purchase price can I expect?

Normally you should allow an additional 10% on top of the purchase price for legal fees, Notary fees, Land Registry, VAT (IVA) or Transfer Tax and Stamp Duty. Your Lawyer will give you a detailed breakdown as part of his quotation. If you are considering taking a mortgage, the bank may charge an arrangement and survey fee, just as they do in the UK.

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Do I have to be in Spain for each stage of the legal process?

No. Just as in the UK, you can instruct your Lawyer to act on your behalf, even for completion. To do this you will have to grant him / her power of attorney, this can be done either while you are here in Spain or with out too much difficulty when you return to the UK.

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Will the property we buy be freehold?

Yes.

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How do I open a bank account in Spain?

Opening an account in Spain is very easy and we can give you all the help you will need. At the early stages of your purchase we can introduce you to a bank of your choice, or if you prefer, one recommended by us. Most banks will be able to give you secure internet access to your account in English so from the UK you will be able to check statements, transfer funds and generally keep an eye on the account, all without speaking a word of Spanish.

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Are mortgages readily available in Spain?

Not only is Spain an ideal place for a home or second residence, it may now also be one of the best and easiest places to obtain a mortgage. Spanish banks freely lend to non-resident purchasers. Mortgage rates being generally lower than most European countries. Mortgages can be arranged speedily, subject to the following information being supplied:

A photocopy of your last income tax return or last three months salary slips
Last three months bank statements
If self-employed, statement of accounts for 3 years.
Spanish banks do not normally carry out credit reference checks.

Remember though that as a general rule Spanish banks will only lend up to 60% of the value of the property to non-residents.

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What is the public Notary?

Any and all property transitions are signed before a public Notary. The public Notary is a civil servant whose job it is literally to give faith. When a public deed is signed he verifies all that is said within the deed is true and subsequently gives faith. It is not his job to offer you advise or council, that is down to your solicitor, and his position can be nothing but neutral.

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What is fiscal representation?

It is still a requirement for a non resident to have fiscal representation. In Spain a Fiscal Representatives function is to represent you before the authorities. If you are not present in Spain and the authorities need to contact you for any reason they would do so through your fiscal representative, in essence this person is a point of contact for the powers that be. Many people appoint their solicitor as for this function.

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What's the benefit of buying a new property?

New properties have a 10-year building guarantee very similar to the NHBC in the UK. Although this type of guarantee has been compulsory in many Northern European countries for many years, it only became compulsory in Spain within the last 2 years. Invariably the property increases in value before it is actually completed, sometimes by up to 30%. Meaning that it is possible to enjoy increases of 30% or more on a property you have more than likely only paid some 50% towards.

How long do new properties take to build?

Because we deal directly with the builders, our build times are on average much less than other companies. The normal time is between 6-8 months, though some developments may be as long as 18 months. With some developments we are able to offer properties that are available to move into immediately.

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If I buy a new property, will I be able to inspect it before I complete?

Of course!! Ideally we would like you to visit as often as possible during the build so that you can see how things take shape, also frequent visits are recommended so that you can begin to feel how your new house should be and make any changes before it is too late. Once the property is finished and before completion you will have the opportunity to make an inspection with us and our builders to point out anything that you are not 100% happy with, just as you would in the UK..

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When buying a new property what are the normal balance payments/stage payments

If you are purchasing a new construction that is not yet built, or is in the process of being built, you will need to arrange for payment of your agreed stage payments. These figures vary from development to development and builder to builder. It is not an exact science! However, before you enter into any contract you will be informed of the time scale and the way of payment. Typically though, after the initial £2,000 holding deposit a payment of between 30-50% will be required within 4-8 weeks with, normally, the balance paid upon completion.

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What happens with regular bill payments such as water and electricity?

As part of the service we provide, we will ensure that all of the services supplied to the property are changed into your name or in the case of a new build connected in your name. All utility bills can be paid directly from your local Spanish bank account. Normally a direct debit will be set up as in the UK.

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What are community fees?

Community fees are applicable for properties which have shared facilities / services such as a communal swimming pool, 24 hour security, gardens, parks and green areas. The up keep and general maintenance of these are paid for by their users i.e. you and the other residents. It is only within apartment blocks and some urbanizations that you will pay comunity fees.

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What's the worst thing about living in Spain?

Apart from the inconvenience of the shops closing for some 3 hours in the afternoon (siesta time), the only real downside is you may find that you are inundated with calls from long lost relatives and friends who will suddenly appear out of the blue!

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Should we learn the language?

If you're planning to work within in the Spanish community then it is a must. Otherwise you'll soon be getting by in 'Spanglish' and picking up the useful phrases which add to the quality and fun of life. As far as the locals are concerned it is not so much that you can speak Spanish that is important, but the trying. Spanish is regarded as one of the easier languages to learn and many people get started using a phrase book or basic cassette tape. For the more serious there are dozens of low cost language schools that cater for students of all ages and ability!

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I've never driven in Spain, what are the roads like?

Far less congested than most of Northern Europe, and because of the weather, driving on wet roads becomes a rarity, rather than the norm. It normally only takes a few days of being careful to get used to driving on the right hand side and most of the road signs are the same as the UK. Spain's a large country with lots of open spaces, fantastic motorways and a lot less traffic, particularly away from the main coastal roads during August. Touring Inland Spain by car is very popular.

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Cars

Spanish residents should not drive a car on foreign plates. If the car you are driving is left hand drive you can transfer it to Spanish plates. A person wishing to change a right hand drive car can only do so if they are new residents and already own the vehicle. If you are spending less than 183 days in Spain (non resident) each year, then Spanish registration is not vital.

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Employment in Spain

Anyone from the UK who becomes a resident in Spain and has obtained a NIE number, has the right to work in Spain without a work permit, providing they have a valid passport. UK nationals are entitled to the same treatment as Spanish citizens in matters of pay, working conditions, vocational training, social security and trade union rights. The Single European Act, which came into effect on 1st January 1993, created a single market with a more favourable environment for stimulating enterprise, competition and trade, and made it easier for EU nationals to work in other EU countries.

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Finding Employment

Press

Obtain copies of the following newspapers and specialist publications, all of which contain 'situations vacant': Benns Media Directory Europe, International Herald Tribune, Wall Street Journal Europe, and Overseas Jobs Express. Alternatively you can place advertisements in the numerous expatriate & Spanish press publications containing 'situations vacant' and 'situations wanted' (trabajo vacante, ofertas de empleo & demanda).

Publicatas limited can help you place an advertisement in Spanish publications and has offices in many countries, e.g. Publicatas Ltd., 517-523 Fulham Road, London SW6 1HD, UK (TEL:0207 385 7723)

Visit INEM local state run National Employment Institute (Instituto Nacional de Empleo), offices in Spain. Jobs on offer are mainly non-professional, semi-skilled and unskilled jobs, particularly in industry, retailing and catering.

Recruitment agencies

Apply to international recruitment agencies acting for Spanish companies. These companies mainly recruit executives and key personnel, and many have offices worldwide including major Spanish cities.

Internet

The Internet has hundreds of sites for job seekers including corporate websites, recruitment companies and newspaper job advertisements (you can use a search engine to find them).

Should I take all of my furniture from the UK out to Spain?

Our general advice is to bear in mind that the cost of new furniture like everything else in Spain is relatively cheap compared to the UK. Certainly take personal effects and smaller items, but the cost of transporting and storing furniture from the UK can sometimes be as much as replacing it with new furniture. Also bear in mind that in Spain a different type of furniture is normally preferred due to the time spent out of doors and the climatic conditions. The basic costs of furnishing a 2/3 bedroom villa is in the region of £3,000-£5,000.

Customs

The shipment of personal (household) effects to Spain from the UK is not subject to customs formalities, although an inventory must be provided.

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Power supply

The electricity supply in most of Spain is 220 volts AC with a frequency of 50 hertz (cycles). However, some areas still have a 110-volt supply. If you are bringing any electrical appliances you will need new plugs (enchufes) or adaptors. Plug adaptors for most foreign electrical apparatus can be purchased in Spain and the UK. However as with furniture it would probably be easier and cheaper for you to buy it all in Spain.

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Can I rent my property?

Yes of course you can. As in the UK it is normally better to go to a local rental agent close to the property you have purchased.

Spanish rental agents normally offer a key holding/management service, which will cost somewhere around £150.00 per year. They can also find tenants for you and will agree prior to the booking the net amount you will receive after they have deducted all of their charges. They normally also offer a preparation service. That is to say if you have a friend who wants to rent your property, they will clean the property, change the sheets etc for a fixed fee that they will confirm with you. This is typically between £25 and £50 depending on the size of the property and number of bedrooms.

You should declare any income that you bring back into the U.K. to the Inland Revenue. The Inland Revenue will be able to answer any specific questions you may have.

Typical rental figures you could expect from low season to high season

2 bed villa with pool from £350 p/w to £850 p/w
3 bed villa with pool from £500 p/w to £1,000 p/w

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Annual running costs

This obviously depends as it does in the UK on the price of your property and where you buy. As a guideline, annual running costs for an average priced 2/3 bedroom property on the Costa del Azahar / Orange Blossom Coast will be somewhere in the region between £500 and £800. This will include water, gas, electricity, local rates, community fees and house and contents insurance.

Water, electricity, etc (average use) £90.00
Local Rates & refuse collection £120.00
Community Fees £170.00
Insurance (Building and contents) £110.00
Fiscal Representation £100.00
Property Tax £ 90.00
Total £680.00

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Permanent living (Residency)

Spanish regulations state that any EU citizen who resides in Spain for more than 183 days (approx 6 months) is ordinarily resident. With this in mind, there is no advantage in a full time resident not applying for full residency. This simple process can be done at the local police station, who meantime will also issue you with an NIE number, which is required for non-residents if they have any connection with the Spanish tax system, for example, owning a property or drawing interest from a bank.

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Pensions & Benefits

Your UK Retirement Pension or other benefits can be paid directly into your bank in Spain or any other account at home or abroad. Further details are available from the UK or Swedish Benefits Agency. Their contact details are;

The Benefits Agency
Customer Service Unit
Department of Social Security
Pensions & Overseas Benefits Directorate
Room TC 109
Newcastle Upon Tyne
NE98 1BA
Tel: 08459 154811

The booklets mentioned below are extremely helpful in explaining your rights.

Going abroad and social security benefits REF: GL29 or visit www.dss.gov.uk

Living or retiring abroad? IR138 Inland Revenue Tel: 0151 472 6067 or visit www.inlandrevenue.gov.uk

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After sales service

Orange Blossom Homes, pride ourselves on not only our before and during sales service, but also our after sales service. Once you have purchased a property, we shall be pleased to assist you to try to make your move go as smoothly as possible. Even after you have moved into your new home, our policy of once a client always a client means we will always be available to assist you.

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Basic cost of living

The cost of living in Spain is dramatically lower than the UK. A couple with no mortgage could easily live on £120.00 per week, and still eat out regularly. This certainly makes any pension or benefits you receive go further.

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Pets

Pets may be taken to Spain. You will need a health certificate from an authorised vet issued within 15 days of departure, and a certificate of vaccination against rabies. You will also need a certificate declaring that the animal has been kept in an area free from animal diseases. All these certificates must be stamped and legalised by the Spanish consulate. Your pet must also have a microchip inserted.
Pets helpline Tel: 0044 (0) 8702411710 Email: pets.helpline@defra.gsi.gov.uk

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Education

Information about Spanish schools, both state and private, can be obtained from Spanish embassies and consulates abroad, and from foreign embassies, educational organisations and government departments in Spain. Information about local schools can be obtained from town halls (ayuntamientos). The Ministry of Education and Science (Ministerio de Educacion y Cienco) provides a general information service at their central office: Servicio de Information, Iniviativas y Reclamaciones, C/Alcala, 34, 28014 Madrid (Telephone 0034 917 018 000).

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Private schools

Most British schools in Spain belong to the National Association of British Schools in Spain (NABS), whose members are visited and approved by British school inspectors. Advice about British English-language schools in Spain can be obtained from the British Council, Paseo Martinez Campos, 31, 28010 Madrid. Alternatively consult ECIS (European Council of International Schools) on UK (Telephone 01730 268 244 or Internet www.ecis.org).

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Language schools

A list of Spanish language schools in Spain can be obtained from the Instituto Cervantes which has offices in many countries including Britain

102 Eaton Square
London
SW3 2RP
UK
Telephone 0207 245 0621

The Instituto also runs Spanish language classes in some 30 countries. The list may also contain organizations arranging courses, exchange visits and home stays in Spain for both children and adults.

A guide entitled 'Spanish Courses for Foreigners in Spain' (Cursos de Espanol para Extranjeros en Espana) is available from the Servicio de Publicaciones, Ministerio de Education y Ciencia, Ciudad Universitaria s/n, 28040 Madrid.

One of the best sources for Spanish language-learning books and materials in Britain is European Schoolbooks Ltd, The Tunnings, Cheltenham, Gloucester, GL51 9PQ, UK (Telephone 01242 245252).

One of the best Spanish audio courses available is 'Spanish with Michel Thomas’, a set of 8 one hour long cassettes, available from W.H.Smith and other good book shops priced at approx. £60-£70.00.

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Health

The quality of health care and health care facilities in Spain is considered to be equal, if not better, to any country in Europe and it must be said things are improving every year. Spanish medical staff are highly trained and major hospitals are equipped with the latest high-tech equipment.

Spain has a public health system, providing free or low cost health care for retirees (including those from other EU countries) and those contributing to Spanish social security and their families. If you pay Spanish social security (Seguridad Social) contributions, you and your family are entitled to free or subsidized medical and dental treatment on the same terms as Spaniards. Over 90 percent of the population are covered by the Instituto Nacional de la Salud (INSALUD), Spain's public health scheme, including retired EU residents in receipt of a state pension.

If you aren't entitled to public health benefits through payment of Spanish social security or being in receipt of a pension from another EU country, the solution is private health insurance.

The Spanish are considered among the world's healthiest people and have an average life expectancy of 80 years for women and 74 years for men, which is the highest in the EU. The incidence of heart disease in Spain is among the lowest in the world, and this is despite the fact that after Greece, Spain has the highest number of smokers per capita in Western Europe. This phenomena may be due to the laid back way of life, and Mediterranean diet which includes lots of olive oil, garlic, and red wine.

The Southern Costa del Azahars is beneficial to many ailments, particularly for sufferers of rheumatism and arthritis, and those who are prone to bronchitis, colds and pneumonia. The slower pace of life (the siesta being a must) is also effective for those who are prone to stress. The climate and lifestyle in any country has a marked effect on mental health and people who live in hot climates are generally happier and more relaxed than those who live in cold, wet climates.

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