What if a property has a previous debt of IBI the owner was not aware of?

I am writing about this issue because I had a recent case in one of my latest closings that I thought it was worth to comment.

The first question would be: who is liable for that IBI debt?

• The owner at the time when the receipts were due is the liable subject. However, the actual owner has subsidiary liability on that debt. That means that if the Administration (in the case of the IBI and the province of Málaga is the Patronato de Recaudacion Provincial) is unable to recover that debt after using all legal means to achieve it, the actual owner will be-come liable. The Administration will have to declare its impossibility to recover that debt (declaración de fallido) and then initiate a new proceeding against the actual owner.

If the actual owner has not been notified of that debt until the declaration of impossibility by the Administration, can the debt be considered prescribed?

• The prescription period for that IBI debt is four years counted from the last notification by the Administration or the issu-ing of the original IBI receipt. However, if the Administration has been notifying the original debtor, not the actual owner, on timely manner that prescription is not applicable. Therefore, the answer is NO, if the Administration has been notifying the original debtor in a timely manner, the debt is not prescribed even for the actual owner.

Does the new owner have to pay the penalties and/or default interest that were being applicable to the IBI receipt payable by the original debtor?

• The answer is NO. When the Administration declares the impossibility to recover the debt from the original debtor and starts a new proceeding against the actual owner of the property, it has to write off the penalties and default interest ap-plied to the original debt.

Since each particular case is different, it is fully recommended that you check your own details with your lawyer or tax advisor.

The Eralia Housing Market Report for the Costa del Sol / Informe de Eralia sobre el Mercado Inmobiliario de la Costa del Sol

Please take a look to the 3rd quarter Eralia Housing report for the Costa del Sol. There are lots of interesting pieces of information to understand how the real estate market of the Costa del Sol is behaving.

El informe del tercer trimestre sobre el Mercado Inmobiliario de la Costa del Sol ya esta disponible. Hay mucha información muy interesante para poder entender que esta pasando en el mercado inmobiliario.

The change is here! The prices in Marbella are finally going up.

Finally, and after the crash of real estate market in Marbella at the beginning of 2008, the prices are starting to show a different tendency. Although they have been flat for about three years, it is now when they are starting to show an increase. That is what we can see on the data released last week by the Ministry of Housing. It is not a high increase but at least it seems that we have reached the inflexion point. 

I have been talking in my later newsletters about a sense of a better market. An increasing number of transactions was the first signal of the recovery and 2013 already showed that tendency that has been confirmed in 2014. However, during this year the prices remained flat up to now. An increasing number of properties in the market and a still weak general economy were probably restraining the raise in the price index. In fact, as can be seen in the attached chart for the province of Malaga, the foreigners are the ones leading the recovery with an also increasing percentage of transactions.

The situation in Estepona is completely different. In a way the news are also “good”. In this case, the prices are still going down but with a lower pace. In 2014 the index in Estepona kept the downward tendency but the one showed was not as bad as the one in the precedent years (2008—2013) when it accumulated most of the 48 % drop from the 2007 prices.

Los Pinos (Los Arqueros - Benahavís - Costa del Sol)

Apartment for sale in Los Arqueros, Benahavis. Stunning apartment in Los Pinos, one of the best complexes in the prestigious urbanization of Los Arqueros Country Club. The apartment comprises of three spacious bedrooms, two bathrooms and a large terrace with golf and sea views. Conveniently located on an 18 hole golf course with several restaurants in the vicinity, a supermarket and only ten minutes from San Pedro. Perfect for those who love golf and a quality lifestyle. 

La Quinta Hills (La Quinta - Benahavís - Costa del Sol)

Stunning apartment for sale located in La Quinta (Benahavis). Spaciousness is the feeling when entering in this recently renovated property, notable for the wonderful finishes in every detail and the brightness of all rooms. The large living room has floor to ceiling windows to access to the beautiful private garden offering breathtaking sea and mountains views. It is a closed complex situated in a privileged area known as La Quinta, surrounded by nature and a golf course and at only ten minutes driving to Puerto Banus with restaurants and all services available. Perfect home for those looking for a great garden terrace in the best location of the Costa del Sol. 

Ático Carib Playa (Las Chapas - Marbella - Costa del Sol)

Stunning duplex penthouse for sale located in Las Chapas (Marbella). Fantastic property, notable for the wonderful finishes. Especially lightly is the living room with large windows that overlook a terrace. It comes with a large storage room and parking space. It is a quiet closed complex with walking distance to the beach where one can enjoy several chiringuitos. Nearby supermarket, direct access to the motorway. Only ten minutes driving to Marbella with all services available. 

Carib Playa (Las Chapas - Marbella - Costa del Sol)

Stunning apartment for sale located in Las Chapas (Marbella). Fantastic property, notable for the wonderful finishes. Especially lightly is the living room with large windows that overlook a terrace and a private garden. It comes with a large storage room and parking space. It is a quiet closed complex with walking distance to the beach where one can enjoy several chiringuitos. Nearby supermarket, direct access to the motorway. Only ten minutes driving to Marbella with all services. 

Resumen de los impuestos a pagar cuando se compra, vende o posee una propiedad en España

En operaciones de venta de inmuebles:

• Ganancia de capital — es el impuesto que se paga por la ganancia que se produce al vender una propiedad. Se calcula como la diferencia entre el precio que se pago y la cantidad por la que se ha vendido deduciendo los gastos de las dos operaciones y posibles inversiones en la propiedad (en el caso de no residentes, el comprador esta obligado a ingresar un 3% del precio de compra en la Agencia Tributaria para cubrir este impuesto u otros posibles impuestos que estén pendientes de pago. El vendedor deberá presentar la declaración de la venta para liquidar el impuesto: si el impuesto es mayor que el 3% que se ha retenido, el vendedor tendrá que pagar la diferencia y, si es menor, solicitará una devolu-ción). Hay también casos especiales cuando el vendedor es mayor de 65 años y/o es la vivienda habitual.

• Plusvalía Municipal—es un impuesto pagadero al Ayuntamiento por el incremento de valor del terreno sobre el que esta la propiedad que se transmite. Se calcula en función del valor catastral del suelo, los años de posesión y unos coefi-cientes que dependen de cada Ayuntamiento.

En operaciones de compra de inmuebles:

• Impuesto de Transmisiones Patrimoniales o IVA (más AJD) — he escrito con anterioridad algún artículo sobre este tema puesto que hay distintos casos dependiendo del tipo de propiedad y quien la transmite. En general, si la propiedad es nueva pagará IVA (más 1,5% de AJD) que varia entre el 10 y el 21% del precio de compra y si es de segunda mano paga Transmisiones Patrimoniales entre un 8 y un 10% del precio de compra.

• Notaria y Registro de la Propiedad (aunque no son realmente impuestos, son pagaderos en cada transacción).

Por la posesión de un inmueble:

• I.B.I. — se paga al Ayuntamiento para cubrir los gastos de mantenimiento del mismo. Se calcula en función del valor catastral de la propiedad.

• Tasa de Basura—depende de los Ayuntamientos y en algunos casos también se calcula en función del valor catastral de la propiedad.

• Impuesto de Patrimonio —es un impuesto complejo por lo que siempre es recomendable usar un asesor fiscal.

• Renta de Capital Inmobiliario—tanto si la propiedad se esta alquilando como si no, la Agencia Tributaria va a requerir a los no residentes a que paguen este impuesto. La base imponible se calcula en función del valor catastral de la propiedad.

Como cada caso es diferente, es muy recomendable que compruebe sus propios detalles con su abogado o su asesor fiscal.

Cumbre de Los Almendros (Puerto del Almendro - Benahavís - Costa del Sol)

Luxury apartment for sale in Puerto del Almendro, Benahavís. Spacious and luminous is notable for its wonderful finishes, the modern baths and its fully fitted kitchen. A modern living room with a large window that gives access to a generous terrace offering breathtaking views of the Mediterranean sea to enjoy the sun until nightfall. Located in a quiet complex at only 5 minutes to San Pedro Alcantara and 9 to Puerto Banus. This stunning property must to be seen to be appreciated fully. 

Oficina Ricardo Soriano (Marbella Centro - Costa del Sol)

Office for sale in Marbella. Do not miss this opportunity to acquire this office in the center of Marbella, it is plenty of natural light and comprises three spacious work spaces and a bathroom, in addition it is situated in a penthouse floor with nice sea views. Ideally located in the financial center of Marbella, in Ricardo Soriano Avenue, a few steps to the promenade and surrounded by several public parking. This office provides an ideal location to develop any type of professional activity. 

Hoyo 15 (Guadalmina Baja - Marbella - Costa del Sol)

Delightful apartment for sale in Guadalmina Baja, Marbella. It comprises three bedrooms, three bathrooms, a living room, a fully fitted kitchen and large terrace in a environment of peace and tranquility. In addition, the price also includes a garage space and a storage room. It is a closed complex with security 24 hours situated in one of the best areas of the city at only two steps to the beach and surrounded by nature. Puerto Banus is only 5 minutes driving with restaurants and all services available. Perfect home for those looking for a great garden terrace in one of the best locations of Marbella. 

Las Terrazas (Puerto del Almendro - Benahavís - Costa del Sol)

Exquisite apartment in Puerto del Almendro, Benahavís. Do not miss this fantastic opportunity to acquire a corner apartment set on street level. It comprises two bedrooms, two bathrooms, a living room with fireplace, a separated dining room, a fully fitted kitchen with German appliances and a large private terrace sheltered from the wind where to enjoy al fresco dinners enjoying open and sea views. It is located on a quiet and consolidated complex with beautiful mature gardens. Ideal for those looking for a nice quiet complex at only five minutes from San Pedro. 

Las Terrazas (Puerto del Almendro - Benahavís - Costa del Sol)

Exquisite south facing penthouse in Puerto del Almendro, Benahavís. This penthouse is perfectly maintained having had just one owner, comprises two bedrooms, two bathrooms, a living room with fireplace, a fully fitted kitchen, a nice terrace opened to breath taking sea views. It is located on a quiet and peaceful complex surrounded by mature greenery and a lovely swimming pool. Monte Halcones shopping center is within short distance with restaurants and services and Malaga airport is 40 minutes far. Ideal for those looking for a nice quiet complex at only five minutes from San Pedro and Puerto Banus.

Monte Almendros (Puerto del Almendro - Benahavís - Costa del Sol)

Delightful apartment in Puerto del Almendro, Benahavís. It comprises two bedrooms, two bathrooms, a living room, a fully fitted kitchen and large terrace where to enjoy stunning sea views. In addition, the price also includes a garage space and a storage room. It is situated on a mature urbanization surrounded by nature. Puerto Banus is only 7 minutes driving with restaurants and all services available. Ideal for those looking for an essentially brand new apartment in a nice quiet complex. 

Edificio Mare Nostrum (Marbella - Costa del Sol)

Apartment for sale in Marbella. This exclusive apartment has been fully renovated, never used and built to an extremely high standard, boasting a very private and spacious terrace from where the frontal sea views can be enjoyed. It comprises a large and bright lounge/dining room, a modern fitted kitchen, the master room with dress room and en suite bath and two more ample bedrooms and two baths. The development is located just off the beach in Marbella. The Paseo Maritimo with its abundance of restaurants and bars is on hand. While both the Golden Mile and the Old Town of Marbella are within a short distance. This is a unique opportunity of getting a new frontal beach apartment at the best location.