[Anonymous]

Hi

I am in the process of buying an underground (under a finished apartment block) lock up garage in Spain. I have paid a €1000 euro deposit and my lawyer has now written the following to me:

“The building does not yet have a 1º occupation license and in the Land Registry it still appears as building under construction”

She goes on to say that the building will be not under construction end of june and suggests signing title deeds then. She says the 1º occupation license will not be available until a bit later.

Can anyone explain what is happening here?

[Anonymous]

Easy…

No matter what your counselor says, No LFO (or the similar license needed for garages) do not complete.

Also, if the Registry data shows the building as ‘under construction’ means either the building is officially unfinished or the promoter hasn’t regularize the situation yet (again do not complete until that’s settled)

Finally, be aware that garages usually need an extra license from Town Hall to be used as they need extra inspections (usually from the Autonomous Community Authorities related to minimum measurements & electric supply and Fire Department about security issues) and you wont get a ‘keep clear’/’no parking’ (vado in Spanish) license if the garage does not pass those inspections first (usually called in Spanish ‘licencia de uso para guardería de vehículos’)

Cesar

[Anonymous]

Cesar,

Could you please tell me if the same applies to a house with an underbuild of a garage ? Would that need a different licence for regulations? Or would it all be included in the final habitacion licence (if we ever get one !!!!!!! 😥 )
Many thanks

Axwhale

[Anonymous]

What I’ve described only applies for common garage spaces in bigger developments.

If your case is a single-family house with an attached or underbuilt garage for your own and only use the LFO will serve you.

Cesar

[Anonymous]

I agree with my colleague Ashton, don’t complete without the LFO no matter what your lawyer tells you.

[Anonymous]

Thank you very much Cesar for your reply 🙂

Axwhale

[Anonymous]

Hi all just wondered what lfo stands for. We have bought in fuerterventura should have compleated oct but waiting for habitasion licence asked lawyer for date but she has no idea though she has said if bank agrees we could sign but we prefer to wait, not sure if worth applying for compensation as rumers we have been told it could cost more in legal fees any thoughts
Cheers
Paul

[Anonymous]

It stands for the licence of first occupancy. In Spanish it is La licencia de primera ocupación.

Never complete without one.

Best

Loco

[Anonymous]

If, for whatever reason, you were to complete without the LFO, would it be possible to obtain buildings insurance for the property?

[Anonymous]

thanks for the info have just got back from fuerterventura where i have bought, though we have had problems 8mths over due items missing from package we have paid for things are getting near or so they say.Must say if i had to do it again i would think twice there are too many lies told and shurigging of shoulders when you ask questions and thats just from the british estate agents who have changed there name still in same offices one director open an other office reasons why who knows the truth. i dont think i could reccomend anyone to buy abroad at the moment too mank crooks and un clear laws. On the bright side our lawyer seems very good{and beutifull as well and confirms we should not sign till all paper work is done. and the builders are helpfull. And one director of old firm does talk to you were others just ignore you and hope you will go away so they can sell more lies. Can any one tell me if there is a law about picketting outside shops or should i say estate agents.

[Anonymous]

I revive this topic as it is pertinent to questions being asked by people on the forum at the moment.

Katerina

[Author]

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