Property Surveys, Sales and Rentals, Snagging Surveys, Costa del Sol, Spain.

SNAGGING SURVEYS

Snagging Lists and Hand Over Reports

A snagging survey identifies problems with newly built Spanish properties immediately after delivery. In Spain, property buyers have 15 days after signing the deeds for a new property to report differences between what they thought they were buying 'off plan' and what they find when they receive the keys. If discovered later, it can be more difficult to get things replaced. This is especially true if the final signing is being carried out by someone else with the power of attorney, its always best to have the property inspected in detail by an independent professional and faults and omissions formally recorded.

Builders' liabilities

Newly built properties are subject to four continuing liability timetables.

First 15 days - The 'snagging' period, where defects are noted and the builder has to repair within 28 days. Major alterations or omissions from the agreed specification can result in the buyer being able to withdraw from the contract and receive refund and compensation.

First year - the builder is generally liable for all defects reported within this time.

Next two years - the builder is still responsible for repairing major defects that affect proper enjoyment of the property, such as defective roofs, ill-fitting doors and windows, etc.

First 10 years - the builder is obliged by law to take out seguro decenal, which is a 10-year insurance policy that guarantees the costs of reinstatement in the event of failure of the structure of the building.

Inspection Timetable - As the timetables are strict, buyers are strongly advised to note the appropriate anniversaries applicable to these responsibilities and have their building inspected a short while before the end date. That way, any defects found can be registered with the builder before their liability period ceases.

We provide a report on the outstanding items in the construction of your new home, with digital photographs of defective items, plus liaison with your lawyer and up to 2 site visits with constructor.

All reports will be subject to the following conditions:

Reports are prepared specifically for the party to whom it is addressed and no liability can be accepted to any third party.

It may not be reproduced in any form without written approval of the author and surveyor.

No detailed test of the services, installations or equipment is carried out and thus it cannot be guarantee that they are functioning and/or free from defect.

The surveyor will only have seen the documents relating to the property presented to him/her and therefore the report must not be taken as confirmation that the property described is within the legal title or owners/occupiers are or are not responsible for any particular matter. In particular, unless otherwise indicated, it is assumed that all extensions, etc., have all the appropriate permissions and licenses and are recorded on the escritura along with an accurate description and floor area, as it existed at the date of our inspection.

No liability is taken by the surveyor or HelpLine S.L. for any Contract Conditions signed between the client and the promoter or constructor, and legal advice on the terms of contract should be obtained from a qualified legal advisor. Should legal action be required, this should be taken on the basis of the contract conditions and not on the basis of the items found in the report as in law the promoter/builder has 1 year to rectify any defects. Should legal action against the promoter or builder be carried out on the basis of the reports, these will be subject to a survey by a qualified Architect, the preparation of a report, and the approval of the Málaga College of Architects, with all attendant costs to be borne by the client.

It should be noted that a Court may well decide to appoint an Independent Surveyor, and these costs should be considered by any claimant.

Our Fees are:

House Value	Cost
To 100.000 €	280 €
To 200.000 €	375 €
To 350.000 €	500 €
To 500.000 €	950 €
500.000 € +	1.450 €
1.250.000 €	2.250 €
Over 1.250.000 €	by arrangement

50% of the relevant cost will be payable in advance and the remainder payable on completion of report, before delivery.

The Final Visit, (payment for which is already included in the two stated visits), will take place after the builder has stated that works are complete.

Any other intermediate visits, over and above the first 2 visits with the builder, will be charged at:

40 € per hour, for the first hour or part thereof, of each visit, (displacement counted from La Cala de Mijas, Mijas Costa),

and 30 € per hour for each subsequent hour or part thereof, of each visit thereafter.

All prices include transport and initial visit displacement costs up to 50km return journey. Mileage will be charged over and above this at 0.40€ per km.

All prices plus IVA at 16%.

OTHER FEES

FULL SURVEYS : Please see seperate page

RICS SURVEYS : Please see seperate page

Mobile Telephone: (0034) 657- 498 725

Telephone / Messages / Fax : (0034) 952-49 20 14

Email : surveys@helpline-spain.com