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Don't get a Fine - Get a Licence!

Many people who buy properties in Spain quite understandably want to make alterations to their property or its garden. These alterations can range from the raising of existing walls to the building of an extension. Unfortunately, many people don't realise that even the smallest of alterations may require a licence or permission from the local Town Hall.

Do I need a licence for work carried out on my property?

This is a question that we at P & P Services are asked regularly to which the answer is generally YES.

In Spain there is the legal requirement to obtain the correct licence from your local council for most work carried out on your property. Without the correct licence you could be fined between 2000 - 6000€. So to avoid getting a nasty fine make sure you get a licence!

How do I know if I need a licence and which licences do I need?

In the first instance you need to clarify according to your property that permissions can indeed be granted, then you need to find out which licence you require. Here are the different types of licences with some examples of the types of work they cover:

• Licencia de obras menor (minor works licence)
  Raising of existing walls; relocation/addition of gates/fencing/railings; changes to windows/doors/security grills; painting of exterior walls; roof repairs; laying of concrete and terracing.
• Licencia de obras mayor (major works licence or technical project)
  Installation of pool; building a house extension/garage or developing a cellar/underbuild. **Please note this application must be accompanied with plans drawn up by a qualified Spanish architect.
• Informe Tecnico or Projecto de Legalizacion (legalisation project)
  This is when the work has been completed and, provided this would have been granted a licence originally, a qualified Spanish architect will need to draw up the necessary documents.

How do I get a licence and how much will it cost?

To obtain the correct licence you will need to contact a variety of people including Architects, Solicitors, local Town Hall/Urban Department officials, the Tax Office and Registrar's Department. The fees you will need to pay are dependant upon the licence you require and each council area varies slightly on building regulations and fees.

Who are P&P Services and how can they help me?

P&P Services specialise in licences and legal certificates. We work with Town Hall representatives, Spanish architects and solicitors to obtain the correct licences and certificates you need. We strive to take the worry out of any project undertaken by our clients. It is important to realise that there are no shortcuts to having the correct legal licence.

Here are some of the services we offer:

• Free, friendly and informative advice
• Home visit to measure and draw plans for proposed works
• English Spanish & German speaking staff
• Completion and submission of all relevant paperwork and documents to necessary council offices
• Excellent rates

REMEMBER - To sell your house all the necessary licences need to accompany your escritura. Banks are reluctant to lend on properties without the legal licences.