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Why is it better to buy and sell through a real estate agency and not from individual to individual?

It should be borne in mind that both buyers and sellers are equally clients for us. For this reason, we will always try to mediate between both parties and obtain a satisfactory and beneficial agreement for all.
In our case, as estate agents specialising in this type of transaction and members of API (Association of Estate Agents of the Balearic Islands), we can offer you benefits and guarantees that a private individual cannot offer you. As well as guiding and advising you to choose the property that best suits your needs or helping you to obtain the right price for your property, we can also offer you legal and financial advice.
We can also recommend professionals such as managers, lawyers, accountants or notaries that we trust, and save you a lot of time and hassle (visits, calls, paperwork, etc.).
In short, having a real estate agency will give you greater peace of mind and will ensure a worry-free, problem-free and stress-free buying or selling process.

Is it better to buy a house that has already been built or to build a new one?

The truth is that the answer to this question will depend on each specific case.
At Casal Mallorquí, we offer you both possibilities: to buy an already built house or to build it to your taste from scratch.
When buying an already built house you can find yourself in two different situations: if the house you are interested in has already been lived in (second hand house) or if it is a newly built house.
In principle, buying a brand-new house is usually a more attractive option than buying a second-hand house. Normally, future buyers are reluctant to have to carry out works and reforms to adapt the house to their own needs or to rehabilitate some parts of the house.
However, in some cases it could be more convenient to refurbish. This is the case in those parts of Mallorca where the building metres for new constructions have recently been restricted. Rehabilitation in these cases would make it possible to take advantage of the meters already built in the old house.
The same happens with those houses located on land whose peculiarities (views, location, proximity to towns, cities or points of interest) make them almost impossible to find. The advantage of renovating a house is that it will be completely to your taste, the value of the property will increase and you will be able to have your house exactly where you wanted it to be.
On the other hand, building a new house is your best option if your needs or tastes are very specific. In this case, finding an already built property that fits 100% with your personal preferences and requirements is more complicated, and rehabilitating it to fit your exact needs can be more expensive than building a property from scratch.
In order to make a good decision it is essential to make an analysis of several factors such as budget, location and value for money, taking into account the different options and the advantages and disadvantages of each one of them. In any case, our best recommendation would be to let yourself be advised by a real estate professional such as Casal Mallorquí who can give you advice on what is best for you in your particular case.

What is the first step to start looking for a property in Mallorca?

Buying or purchasing a home is one of the most important transactions in anyone’s life, so it is not a choice that should be taken lightly.
You need to be coherent and approach it calmly, whether you are looking for a house for your own use and enjoyment or if you are considering buying it as an investment.
First of all, it is very important to establish what the ideal location of the house would be for you, what your budget is and what your needs and desires are.
What do you need your new home to have, and what would you like it to have? There is an important difference between the two questions. The first question refers to everything you cannot do without. The second refers to all those requirements that, although you would like the house to meet, are not essential.
The first step, without a doubt, would be to carry out an analysis of the market to find out the opportunities and possibilities it offers. When carrying out this analysis, having a real estate professional to advise you will allow you to access a wider offer and obtain greater security regarding the characteristics of the properties. In short, a real estate agent can make the purchase a safer process for you.

If you want 
to buy

What steps should I follow when I decide to buy a house?

Since it is a major investment, before buying a house in Mallorca you should take into account some essential aspects of the property you want to buy.
First of all, you should request a certificate of the property from the Land Registry, as this will allow you to know exactly:

  • If the property in question has any kind of encumbrance, such as an easement.
  • If the property is affected by an embargo or even a mortgage.
  • If the property is rented and, in this case, to know if it is possible to terminate the rental contract or if, on the contrary, the tenant has a preferential right of acquisition.

Most importantly, the certification of the property informs us who is the owner of the property.
Secondly, it is necessary to check the legality of the building and all its parts. This involves checking that no part of the property has been built illegally or even that there are no urban planning irregularities. In order to check this, all permits and licences can be requested from the relevant town hall. It is also necessary to check that the property has electricity and water supplies, an energy certificate and a certificate of occupancy.
As the purchase of a property is usually a long process that can take a few weeks or several months, it is usual that the third step is to sign a private contract between the buyer and the seller as a guarantee that the sale will go ahead. In this option to purchase contract (also known as an earnest money contract), the buyer pays a pre-agreed amount to the seller. This amount is usually around 10 % of the total sales price.
After all the necessary documentation has been checked and the option to purchase has been signed (if the contract has been made), the final purchase contract is drawn up. The final steps are the signing of the public deed of sale before a notary and the registration of the property in the Land Registry.

Buying a property in Spain differs from buying a property in other European countries. At Casal Mallorquí, we will assist you from start to finish to give you peace of mind throughout the whole process in Spain.

What costs do I have to pay when buying a house?

The first thing you should know is that these costs will be different if you wish to buy a newly built property or a second hand one.
If it is a new property, you will have to pay 10% VAT to the seller/developer. In addition, you will also have to pay the stamp duty (Impuesto de Actos Jurídicos Documentados – IAJD), which is 1.5 % of the purchase price.
If the property is not newly built, you will have to pay ITP (Impuesto de Transmisiones Patrimoniales). This tax can vary between 8 and 11 % of the price of the property and must be paid within 30 days of signing the deed to the tax office of the corresponding autonomous community.

8 % up to 400 000
9 % between 400 000,01 € and 600 000
10 % between 600 000,01 € and 1 000 000
11 % above 1 000 000

In addition to these costs, the notary and land registry fees, which vary between approximately 0.7 % and 1.5 % of the value of the deed, must be added to any public deed transaction.
But don’t worry because, before you go to the notary, we will calculate all these costs for you.

What happens if the seller cancels the purchase option contract (earnest money contract)?

When drawing up an option to purchase contract, it is usual for the future buyer to pay 10 % of the total amount of the sale to the seller as a down payment. However, this percentage may vary depending on what has been agreed.
Each contract is unique, personalised and tailored to the buyer and seller, so this percentage can vary greatly from one contract to another.
If at some point the seller decides that he does not want to go ahead, he will have to return 100% of the amount he has received from the buyer. In addition, he will sometimes have to compensate the buyer for any damages and inconvenience caused (unless otherwise agreed).
If, in the end, it is the buyer who decides not to buy, he may withdraw. In this case, however, the seller has the right to keep the full amount for any damage caused.

If you want
to build

If I decide to build my house, how long will it take to be built?

The time can vary between 1 year and 1.5 years, more or less, depending on the square metres of construction available for your project.

It will also influence whether you want to build a Passive House or a traditional one, as the time frame for the former is shorter. Before starting to build, a schedule is drawn up which is strictly adhered to. So, you will have, from the beginning, an approximate idea of when your house will be finished.

If I build a Passive House, do I have to certify it as Passivhaus?

Not necessarily.

We can build your house as a Passivhaus Passive House or following the same Passivhaus building standards, but without requesting the certificate. However, Casal Mallorquí does recommend that your house is certified by the Passivehaus Institute, since, if in the future you would like to sell your property, it would have much more value.

How much does the Project Management service cost?

At Casal Mallorquí, the cost of the Project Management service is obtained by applying a percentage of the actual estimated cost of the work. Obviously, this percentage varies according to the complexity of the project.

Before starting the works, an estimate of the costs is made and, depending on this estimate, the percentage is applied. The percentage is always agreed at the beginning and if at the end of the project the budget has increased, the cost of the project management service will not change.

Will I be able to change anything during the course of the project?

Yes, there will be time to sit down and discuss possible changes, as long as these changes do not alter the volume and occupancy parameters.

If you wish to add or modify any items, we will ask you for an additional quotation after obtaining your written approval. In this way, you will always have up-to-date information on the progress of the construction process and your costs to avoid unpleasant surprises in this respect.

Do you have references from other clients I can talk to?

We will be happy to provide you with references from clients we have worked with in the past.   

Who will supervise my project?

At Casal Mallorquí, the same person will always oversee your project. Our director and project manager, Mr. Martijn van der Kam, will be in contact with you at all times. Our clients rely on him as their single point of contact throughout the entire process.

Every week, you will receive an e-mail report from him informing you of the progress of the work. In this report, you will also find photographs and other relevant documentation so that you can see how your project is progressing.

Throughout the construction process, the invoices of the contracted companies will be issued monthly after having been reviewed by our technical architect, Ms. Magdalena Llull Cabrer. She will be the one who will certify the work carried out and check that everything is being done as agreed.

if you want
to sell

What fees will I pay to the estate agent for selling my property? When will I have to pay them?

Estate agents’ fees are normally between 5 and 6%. In our case, we charge 5% (plus VAT) of the total sale price.
Payment to the real estate agent must be made at the time of the sale of the property in front of the notary, either by bank cheque or by bank transfer prior to the day of signing.

Can I have my property in several real estate agencies at the same time or do you require exclusivity?

At Casal Mallorquí, we work adapting to the client and their needs, so we work with and without exclusivity.

However, we always recommend that you opt for a single interlocutor to avoid disparity in the price of your property in different agencies and digital media.
This person you choose will inform you periodically about the situation of your property and, in addition, will provide information about it to different agents and trusted real estate partners without you having to do anything.

It is a common misconception that the more agencies your property is listed with, the more chances it has of being sold. In reality, the opposite is often the case. When a property is listed on many portals it is difficult to check that all the data and information is up to date and correct.

When a potential client finds a property on different real estate portals with different prices and descriptions, they may feel distrustful and lose interest in the property.

If I own a house for sale, is it a good idea for me to be there during viewings?

We always recommend that as few people as possible are present during the viewing.
This will create an atmosphere in which the potential buyer feels comfortable and can act freely and naturally. Ideally, only the prospective buyer and the estate agent should be present.

As estate agents we make sure that before we meet with the prospective buyer we have all the information necessary to manage and direct the viewing of your property without the need for you to be present.

In addition, we are prepared to highlight all the virtues and advantages of your property, thus having an impact on a better management of the sale and helping the interested party to imagine themselves living in it.

Without the presence of the owner, the prospective buyer always feels freer to comment on the house without external pressure. This is something very positive that predisposes them towards the possible purchase of the property.


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