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I recently asked our estate agents, Luz del Sol, the same question. Once again they bypassed the question, so I presume not. They had earlier said that the certificate would not be granted until water and electricity was connected, and that water and electricity wouldn't be connected until we completed! Our solicitor is hopefully clarifying the situation as I don't intend to complete until everything is in place.
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 Rosemary
Owner of 8 stray Spanish mutts
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Sorry bit somebody has got ths the wrong way aroundand it is the lawyer who should be clarifying things howevevr if they are not totslly independant of the builder or agent, they may not be keen to respond
The following is a section form a new Q&A document which I am sure that will be published on this forum that answers many questions
Q: Wha
Q: WhaWhat t is Certificate of Habitation and why is it important
A. TherThere e are a number of key differences in the purchasing process in Spain, one being the regulation which requires that a once the property has been built an official from the planning department of the municipal authority must inspect the property to ensure that it complies with regulations for newly-built residential properties. If the property conforms to regulations it will be granted the appropriate residential-use licence by the local government Certificate of Habitation (Cédula de habitabilidad o licencia de primera ocupación). Due to the demands on the Town Halls and time that it can take to get these licenses issued there are thousands of properties that are still waiting for these Certificates, which are not always automatically granted. Without the Certificate you should be legally be using or renting out the property, described recently on a TV programme as the owners were legally squatting. The process requires that the builder produces a series of technical Bolletins that verify the specification and installation of the electrical, gas and plumbing, a copy of the building licenses for the properties and communal areas and are not automatically issued as, we have examples where they have been refused based on the inspectors findings.
The consequences of not having this Certificate are numerous including those national utility suppliers, water gas & electricity will not make permanent connections to the property so the builder should provide services until the Certificate is issued. The Town Hall will not recognise the property and, as you will not be paying local taxes you may not be able to register on the Padron, local electrical role, and obtain medical registration or schooling for children. The other issue comes when you want to sell the property as it can take years to get these Certificates and more banks are now refusing to grant mortgages without a Certificate. Advice on this varies however many lawyers advice is that you should not complete on the purchase unless the Certificate of Habitation has been issued. Your lawyer should ask, and provide you with, a copy of the application for the Certificate as properties that
Q: What is builders supply and how can this affect me
A: As explained in the previous answer you cannot get the main utilities connect by the national suppliers until there is a Certificate of Habitation for the property as the suppliers require proof that the installation is safe and checked. Without the Certificate the builder is legally required to provide services, commonly known as BUILDERS SUPPLY, until the Certificate is issued, and a little know fact, is that legally they should not make any charges for the supply. Builders supply is provided either by central meters installed with temporary supply cables for electricity and hoses for water running around the site, or from a local generator. Free electricity and water seems attractive however the local press regularly carries stories highlighting problems including where the builder hasn’t paid the bills and services are disconnected or disappeared altogether. Other problems include low voltage, especially as more people move in, we have measure power as low as 140v and power spikes and fluctuation, again measured between 145v – 250v which can damage electrical. With water the most common problem is low pressure and discontinuation of services, especially if the water is provided from tanks. Key to maintaining these services are a 24 hour emergency contact number for when things go wrong.
Q: Why is water & electricity not automatically connected to the property?
A: If builders supply is not connected, and a Certificate of Habitation is available, chances are when to inspect the property, water and electricity will not be connected as in most reasons the utility companies will only connect services after the owner has completed, and owns the property. Buyers remain surprised that it can take weeks, or on one large development in Murcia, months to get services connected, months before you can use the property. Your lawyer can and should help you with this by completing the forms in advance providing your bank details, passport and NIE number, and checking how long the connections will take after completion. Unfortunately plumbing and electrical defects are common in new properties and only become apparent after supplies are connected.
_______________________
Roy Howitt
Independent Property Consultant
www.sonrisaproperties.com
www.snaggingspain.com
WE CAN FIND YOUR DREAM HOME
627 955 748
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Q: Wha
Q: What is Certificate of Habitation and why is it important
A. There are a number of key differences in the purchasing process in Spain, one being the regulation which requires that a once the property has been built an official from the planning department of the municipal authority must inspect the property to ensure that it complies with regulations for newly-built residential properties. If the property conforms to regulations it will be granted the appropriate residential-use licence by the local government Certificate of Habitation (Cédula de habitabilidad o licencia de primera ocupación). Due to the demands on the Town Halls and time that it can take to get these licenses issued there are thousands of properties that are still waiting for these Certificates, which are not always automatically granted. Without the Certificate you should be legally be using or renting out the property, described recently on a TV programme as the owners were legally squatting. The process requires that the builder produces a series of technical Bolletins that verify the specification and installation of the electrical, gas and plumbing, a copy of the building licenses for the properties and communal areas and are not automatically issued as, we have examples where they have been refused based on the inspectors findings.
The consequences of not having this Certificate are numerous including those national utility suppliers, water gas & electricity will not make permanent connections to the property so the builder should provide services until the Certificate is issued. The Town Hall will not recognise the property and, as you will not be paying local taxes you may not be able to register on the Padron, local electrical role, and obtain medical registration or schooling for children. The other issue comes when you want to sell the property as it can take years to get these Certificates and more banks are now refusing to grant mortgages without a Certificate. Advice on this varies however many lawyers advice is that you should not complete on the purchase unless the Certificate of Habitation has been issued. Your lawyer should ask, and provide you with, a copy of the application for the Certificate as properties that
Q: What is builders supply and how can this affect me
A: As explained in the previous answer you cannot get the main utilities connect by the national suppliers until there is a Certificate of Habitation for the property as the suppliers require proof that the installation is safe and checked. Without the Certificate the builder is legally required to provide services, commonly known as BUILDERS SUPPLY, until the Certificate is issued, and a little know fact, is that legally they should not make any charges for the supply. Builders supply is provided either by central meters installed with temporary supply cables for electricity and hoses for water running around the site, or from a local generator. Free electricity and water seems attractive however the local press regularly carries stories highlighting problems including where the builder hasn’t paid the bills and services are disconnected or disappeared altogether. Other problems include low voltage, especially as more people move in, we have measure power as low as 140v and power spikes and fluctuation, again measured between 145v – 250v which can damage electrical. With water the most common problem is low pressure and discontinuation of services, especially if the water is provided from tanks. Key to maintaining these services are a 24 hour emergency contact number for when things go wrong.
Q: Why is water & electricity not automatically connected to the property?
A: If builders supply is not connected, and a Certificate of Habitation is available, chances are when to inspect the property, water and electricity will not be connected as in most reasons the utility companies will only connect services after the owner has completed, and owns the property. Buyers remain surprised that it can take weeks, or on one large development in Murcia, months to get services connected, months before you can use the property. Your lawyer can and should help you with this by completing the forms in advance providing your bank details, passport and NIE number, and checking how long the connections will take after completion. Unfortunately plumbing and electrical defects are common in new properties and only become apparent after supplies are connected.
_______________________
Roy Howitt
Independent Property Consultant
www.sonrisaproperties.com
www.snaggingspain.com
WE CAN FIND YOUR DREAM HOME
627 955 748
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I would still like to know from anyone who has signed up, please,did you get your Habitation Certificate?
Thanks
Pat & Trish
This message was last edited by taraleisure on 9/23/2007.
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We signed last Thursday (20th) & we did not get our Certification of Habitation - we are on builders supply of water & electricity. I do not know when we will actually get it either, however I am not unduly worried, as we currently live on Camposol, having done so for the last 2 years. We have our escritura & are on proper (Iberdrola) electricity although we are still on builders supply (sort of - don´t ask) water. So as far as I´m concerned it´s not a major big deal, houses are still be bought & sold quite freely on Camposol without this certificate.
So, onto the handover, all went very smoothly & was even presented with 2bottles of MASA wine - very nice, 2 MASA glasses & a cork screw. The electricty & water wasn´t on, but the MASA office promised it would be within a couple of hours. I saw a couple of workers nearby & had a chat with them & it turned out they were the plumbers so they came to us next. Did the same thing with the elecrician & hey presto, was sorted by mid afternoon.
No major snags - a leak from a bathroom tap & from the solar tank on the roof. The house was left pretty clean & tidy. All in all a good handover for us.
Just one thing to point out to fellow Eagle owners - to fully light your house you are looking at 19 - YES 19 lights.
We had all our white goods installed the next day & laid our drive/garden to gravel too.
Not too bad for a weekends work - PHEW.
Regards
Kathy & Bob
M14-10 Eagle
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Many thanks for the information regarding the Habitation Cert.
Sounds as if your handover went well. We are over there from 8th -16th October.We had a handover date of the 11th October, but this was changed within 24 hours because the Notary was having extra days holiday!.
Regards
Pat & Trish
M14 12
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I am sorry but I cannot agree with you regarding the comments on The Certficate of Habitation and the supply and drainage problems at Camposol have been well documented in the local press
I know that you may not be considering selling the property in the near future but many banks including CAM, Halifax & Barclays are refusing to give a mortgage on a property that does not have a Certificate
Although the suplly comes from Inredrolla it is normally controlled through a central meter and the time when problems start is when people start moving in and the circuits get loaded up, voltage can then drop and spike
Recently in the local press an insurance company voided a claim for a break in, while somebody was renting the property from the owner, as there was no Certificate in place
Legally you should not be renting a property that does not have one as it has no first occupancy license
You should always take advise from the lawyer acting for you but with 2020 hindsight, because I have suffered in my own property with all of these issues, I would not complete without a Certficate of Habiataion
_______________________
Roy Howit
InspectaHomeSpain
www.inspectahomespain.com
For Pro...
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Hi Kathy & Bob
Regarding the gardens, is the ground soft or firm and is it level, have you tried to dig it yet? I will be there next week to sign etc then back to UK for two weeks then back for good. Will be bringing my wacker plate anyway just wondered what the ground was like.
Cheers Tony
Hi John B and the Boss Mary
Perhaps I could pick you up on the wacker plate on the way to the Tavern???? what do ya think Mate bonsa idea or wot.
Tony, don't tell Janet she only get jealous,
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Hi Kathy & Bob
Great to hear things went smooth.
Regarding the lighting, because we are a mid terrace eagle we thought the light on the stairwells would be very limited, whats it like in real life?
By the way what sort of lights did you put on the stairs and where did you get them (if you dont mind us asking).
Also, how much should I put aside for graveling the driveway.
Sorry about all the questions but its great to have one of us in situ at last.
Chris & sandra
Eagle M16/20- still awaiting the date!
_______________________
Chris & Sandra
M16-30
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HI TONY & JANET
GLAD TO HEAR.. YOU ARE ONE OF THE NEXT ON THE LIST TO BE MOVING IN SOON, HOPE IT GOES OK FOR YOU BOTH...
IF YOU HAVE TIME. WOULD YOU MIND TAKING A FEW PHOTOS OF (M11 AREA)PLEASE, SO WE CAN SEE AN UP-DATE.....
PS. DOES YOUR WACKER PLATE HAVE A TOW-BAR, IF SO CAN I CONNECT MY WHEEL-BARROW UP TO IT, FOR A LIFT TO THE TAVERN?!!!
HOPE TO SEE YOU SOON......ROB/SUE
_______________________
Find on site accommodation at sierra-golf
www.harmony-property-management.com
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Hi Rob/Sue
That's not a problem will take picture of the whole area and post them on eos the 9th Oct, Will check your garden just to see how many weeds you have. Well I've got to put my rubbish some where?? Just kiddding mate.
I just hope my tow ropes long enough for your barrow, sounds like we could earn a few euros out of this S/G wacker taxis to and from the Tavern.
Tony
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Re. your questions & comments
1. Habitacion Certificate - I´m not getting into a debate about the rights or wrongs about this. I´ve just given my view & experience. Campsol is a great place to live & you shouldn´t believe eveything you read in the press !
2. Lights - there is a light shop in the industrial polygono near SG, with a good selection of lights, but when we asked for 8 of this type 4 of that type etc, it turns out they only had 1 of each. This meant we would have had to wait a week or so, they do fit the lights if needed & the charge is 20 euros per hour - with about 4 lights being fitted per hour. So instead we drive the 45 minutes to Nuevo Condomina near Murcia to Leroy Merlin, which has lights & prices to suit all budgets - prices start from 2 euros per light. Outside ones which you will need 4 for a Eagle start at 3.50 euros. Bob my husband managed to fit all 19 while I painted ballastrades & we got done in about 6 hours. I think you will need about 4 side lights for the stairways, 3 or 4 for the basement, 1 kitchen, 2 bathroom & the rest are ceiling. Masa have supplied & fitted lights in both bedrooms, lounge & outside the font door. They also give you 3 lamps which of course you can move around as needed whilst waiting for your lights to be fitted.
3. Gravel - we got ours from Big Mat near SG - it is a very nice marble chip (yellow, white). It was quite expensive 45 euros per ton. In & around the Camposol area, you can get normal different coloured stine chip for about 20 euros per ton. When the lorry arrived we managed to get the membrane down & then the very nice lorry driver held the bag of stones in the air so that we could slit the bottom of the bag & then moved the bag around the garden, thus saving us a load of work. It was then simply a case of racking the gravel to the right level.
It all worked really well & very smoothly, although I hasten to add we have had the experience of all the above before, so we sort of knew what to expect & had planned accordingly. If this is your first time buying in Spain etc. it may well take you a bit longer - it can all seem quite daunting, but don´t get too stressed & enjoy. SG is really taking shape & in a few months/years when all the trees are in & the golf course is open I´m sure it will be a great place to live.
If you have any more questions etc, I will do my best to answer them.
Regards
Kathy & Bob
apologies for any typos but I´m lost without a spell checker
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Hi Kathy & Bob
Thanks for the info on the lights & gravel etc.
Good to have someone in the know, and we will no doubt be bugging you with more questions.
Thanks again
Chris & Sandra
_______________________
Chris & Sandra
M16-30
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Steve & Rosa here 14'43 Albatross
Has anyone any update as to why Habitation certificates are not being issued
I thought that the delays so far ,were due to waiting for Towen Hall to inspect, and now that handovers are taking place Iwe presumed all was well
thanks for any guidance
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