Handed over before the sale completes. Whether it comes back depends on the contract, so resolve the big questions first.
The listing says 167 m².The records say 142 m².The pool isn’t in the records.The owner isn’t named.You’d want to know that before you sign.
We read the listing, check it against cadastral and public records, and a person reviews every report.
Three steps. No documents needed.
Paste the listing and the address. We cross-check them against the records for Alicante and Valencia, and a person reviews the report before it reaches you.
Paste the listing and the address.
We cross-check the records for Alicante and Valencia.
Get a short report in your language.
Villa in Moraira, preliminary check
Illustrative example
Finding
Built area in the listing is larger than the registered area.
Verify
Next action
Ask the seller when the extra area was built and whether it’s registered.
What we couldn’t verify
Whether community bylaws allow this extension.
Open question
A report you can act on.
What matches, what doesn’t yet, and the questions to ask before you sign.
Free: Comparison against available public and cadastral data
€99: Fresh Nota Simple, requested by us
Free: No documents required
€99: Documents checked for completeness
Free, ownership and registered-property discrepancies: Not included
€99: Ownership and registered-property discrepancies
Free, legal, community and planning issues: Not included
€99: Potential legal, community and planning issues
Free: Short summary: what matches, what doesn’t, open questions
€99: Questions to ask the seller or agent
Free, clear actions before signing: Not included
€99: Clear actions before signing arras
A missing document is noted as an open question, not proof there’s no risk. Not legal advice or a technical survey. Ordering means accepting our Terms.
Independent, and accountable.
Independent
No ties to agents, sellers or notaries.
AI-assisted, human-reviewed
AI reads and cross-checks, then a person reviews every report before it reaches you.
Yes. It is a preliminary report based on the listing and whatever information is publicly available. No payment is required.
How long does the check take and what does it cost?
The preliminary check is free and ready in under 3 business hours. The complete report costs €99 and is ready in under 24 hours. Both start once we have the listing and enough information to identify the property.
What is arras and is the deposit refundable?
Arras is a deposit, usually 10% of the price, that a buyer pays when signing the preliminary purchase contract (contrato de arras). Whether it is refundable depends on the type of arras and the wording of the contract: under the common penitential arras (Article 1454 of the Spanish Civil Code), a buyer who withdraws loses the deposit, while a seller who withdraws owes it back doubled. Have a lawyer read the contract before you sign. This is general information, not legal advice.
What is a Nota Simple and how do I get one?
A Nota Simple is an information extract from Spain’s Property Registry (Registro de la Propiedad). It shows who the registered owner is and any mortgages, liens or other charges recorded against the property. Anyone can request one from the Registry for a small fee, online or in person. Befory requests a fresh one for you as part of the €99 report.
What is a referencia catastral?
The referencia catastral is the 20-character code that identifies a property in the Spanish cadastre (Catastro). You can find it on the property tax bill (IBI), on the Nota Simple and in many listings, or look it up for free by address on the Catastro website. With it we can identify the exact property and compare its official data with the listing.
How many free reports can I get?
You have 3 free preliminary reports. After your third report, the next free cycle of three opens once you order the full analysis for €99.
Is the report made by AI or by a person?
Both. AI reads the listing, the cadastral data and the documents you provide and cross-checks them, which is what makes a check possible within hours. A person then reviews the conclusions before the report reaches you. The report always states which facts are confirmed by a document and which remain unverified.
What’s the difference between the free check and the €99 report?
The free check works from the listing alone: what’s public, plus a first comparison against available records. The €99 report goes further: it reviews your actual property documents, checks them against the listing, and points to concrete actions before you sign arras.
Which areas do you cover?
We currently cover the provinces of Alicante and Valencia, including the Costa Blanca. If your property is elsewhere in Spain, send the request anyway and we will tell you whether we can help.
Is Befory a law firm?
No. Befory provides an independent structured property risk assessment and does not replace legal, technical, survey or tax advice.
Why do you need the exact address or cadastral reference?
Without it we can’t reliably identify the property or cross-check it against cadastral records. If you don’t have it yet, ask the seller or agent; a ready-made Spanish message is available in the form.
Found a property you like?
Find out what the listing isn’t telling you. It takes one link.
