[AnonymousParticipant]

Hi There

Thanks to all of you out there I now know that we should not buy a “Suelo Rustico”. We are thinking of buying an old finca but would that normally mean that becasue it is out of the way and in it’s own land that it is Suelo Rustico and that we should not touch it with a barge pole no matter how nice we think it is?
Does anyone know how we find out if it is Urban or Rustico before we take the trek out to see it?
Thanks a lot
Bopsy

[AnonymousParticipant]

Depends where it is, ask the agent to confirm its status in writing before travelling. I have heard that there is an insurance available to cover you against LRAU LUV, doesnt stop it happening but covers your financeal loss. (As I say have only heard dont know the details)

Jim

[AnonymousParticipant]

You can obtain your own copy of an up to date nota simple which will show the classification of the land from
https://www.registradores.org:444/propiedad/propiedad.jsp
You will need to obtain some information from the vendor or agent first to be able to do the search eg a finca number, name of owner…
You have to pay about €10 per search but saves a wasted trip!

[AnonymousParticipant]

Hillbilly and Jim

Thanks so much 😆
Bopsy

[AnonymousParticipant]

Hi Jim

As far as I am aware there is no insurance company in the world that will cover LRAU or LUV. The AUN (Abusos Urbanisticos No) have been trying to get company after company to dp so, but none will.

There is a title insurance that claims to cover LRAU but it only covers LRAU for any claims against title – not for damages arising out of it. As the title is already yours when you buy and the developers use LRAU/LUV legally for expropriation there is no title dispute and therefore the cover doesn’t kick in.

With regards to Suelo Rustico and LUV/LRAU – there are two sides to the coin. The Law was utilised here in my home town of Piles two years ago. Initially everyone was naturally up in arms about it because these were older generation Spanish who had had their land and little casitas passed down for generations. Yep they lost 60% of their land and those that couldnt pay the reparcellation fees lost a bit more (about 10% I bleieve)

However the land that was left is now worth Euros 1800-2600/M – so even those with small plots gained substantially. I am not in any way advocating doing this – but it is not all bad news and it is generally (but not always) houses that were built illegally and not declared to the town hall that have suffered. And mostly it was agents badly advising clients (or not advising them at all) that caused the problems.

So take care and proceed with caution

Vince

[Author]

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