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Repair common Windows errors and clear accumulated junk for a smoother, more stable PC - no reinstall needed.Free scan · no reinstallCheck the exact legal entity named in the contract, review its Mercantile Registry filings and formal insolvency information, verify the specific development with local professionals, and confirm the buyer-specific advance-payment guarantee before paying. A familiar brand, clean search result or single risk score cannot establish that a particular home will be completed.
Start with the company that will owe you the home
A sales brand, developer group, landowner and contracting promoter can be different legal entities. The company named as promoter in your reservation and purchase documents is the starting point: record its exact legal name and tax identifier, then match those details against the contract, payment instructions and guarantee.
Request current information from the Spanish Mercantile Registry (Registro Mercantil). The Ministry of Justice describes the register as publicizing information about commercial companies and other business operators so people can check registered facts about those they deal with. A company information note may include its legal name, tax identifier, registered address, corporate purpose, registration details, current filings, special situations, latest available accounts and registered acts published in the BORME.
Compare the company’s listed directors and representatives with the people signing documents or directing you to transfer funds. If a project company is the contracting party, identify its owners and any proposed parent-company support. A group’s reputation or financial strength does not make a parent liable for a subsidiary’s obligations unless that support is actually documented.
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Read filed accounts for patterns, not as a pass-or-fail certificate
Obtain the latest available annual accounts and, where available, several preceding years. The Registrar’s account-deposit service describes filings that can include the balance sheet, profit and loss account, notes, changes in equity and cash-flow statements. Filing formats and the information available can vary, and the records may not reflect recent events.
Review the trend across the contracting entity’s accounts rather than relying on one headline figure:
- Equity and losses: Look for thin or declining equity and persistent losses.
- Liquidity and debt: Compare cash and other current assets with short-term liabilities; examine debt and when it falls due.
- Cash generation: Check operating cash flow, not just reported profit.
- Related-party balances: See whether the company depends on money owed to or from other group companies.
- Audit reporting: Where an audit report exists, read any qualifications or emphasis paragraphs.
- Filing history: Note missing or late accounts and ask why they are unavailable.
A project company may have little operating history, so its accounts alone may say little about the people or group behind the project. If consolidated accounts are available, compare them with the contracting company’s individual accounts; consolidated strength is not itself a guarantee of the subsidiary’s contract. The Registrar also offers sector-relative financial-position and insolvency-risk reports based on the most recent available registry data. Treat a modelled risk result as one input, not a promise of solvency. A missing filing is a reason to investigate, not proof that a company is insolvent.
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Check formal insolvency information and registered events
Search the exact contracting entity in the Registro Público Concursal and the Mercantile Registry, including BORME entries. Search relevant group companies too if the seller says another entity owns the land, funds construction or stands behind the promoter. The Public Insolvency Register provides access to information on connected insolvency situations and certain negotiation proceedings; registry information can also show formal events and special situations.
Pay attention to formal insolvency proceedings, liquidation, enforcement notices where reported, repeated changes of directors or registered address, and changes to corporate purpose. Consider these alongside the filing history and accounts: a pattern may call for further questions even when no single entry settles the matter. No search result is only a limited negative check. It does not establish that the promoter has enough cash, that construction is fully funded or that no non-public dispute exists.
Verify the plot, permissions and construction plan for this development
A financially sound company can still have a project with unresolved land or planning issues. Ask an independent Spanish property lawyer to obtain a current Property Registry (Registro de la Propiedad) report. Match the registered owner, plot description and charges—and any relevant development rights—with the land and project described in the sales documents.
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Ask the municipality, or qualified local counsel, to confirm the project’s planning status, building licence and conditions, approved project, and any enforcement or stop-work measures. Also establish which occupancy or first-occupation document will be needed at handover. Requirements and terminology vary among autonomous communities and municipalities, so do not assume one national permit checklist applies everywhere.
Request a written construction schedule, the names of the architect and project manager, the contractor’s legal identity, and an explanation of how the remaining work will be funded. Where relevant, ask for evidence of financing or lender drawdown arrangements. A site visit and independent technical review can help compare claimed progress with visible work; they do not replace checks of title or permissions.
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1Fix the driver behind crashes, sound loss and screen glitches2Clear out junk files and repair common Windows errors3Scan for outdated or missing drivers - takes under a minuteThe Registro de Empresas Acreditadas (REA) offers a public lookup of regional construction-company registry records using a company identifier. Its records concern contractor and subcontractor accreditation in construction. A positive lookup is not evidence of a good delivery history, financial health or planning permission for your particular development.
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Verify the homebuilder’s actual delivery record
Ask for completed developments delivered by the same contracting entity, and separately identify projects delivered by its principals, wider group or construction contractor. A developer’s record, a contractor’s record and a sales agent’s claims are not interchangeable. For each example, ask which legal entity performed the relevant role and when the homes were handed over.
Where possible, visit completed properties and inspect common areas and finishes. Speak with owners or community administrators about delays, defects and unresolved claims. Ask for references, then compare them with independent information; search public court or consumer decisions using the relevant legal entity names. Official company filings establish corporate facts, not the quality of finished homes.
There is no single national database established here as an independent score of Spanish builders’ completed-project quality or on-time delivery. Do not treat accreditation records, a company risk report or a polished project list as such a rating.
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Secure every advance payment on a home under construction
For qualifying advances on homes under construction, additional provision one of Ley 38/1999, de Ordenación de la Edificación, requires the promoter to guarantee repayment, with statutory interest, through an authorized insurer’s surety policy or a bank guarantee. The statute also provides for advance payments to go into a special account, separate from the promoter’s other funds and restricted to construction-related needs. The contract is to identify the insurer or guarantor, credit institution and account, and the promoter must provide evidence of a guarantee individualized to the advances.
- Get the actual guarantee before transferring money. Check that it identifies you as buyer and matches the dwelling or development, covered amounts and payment dates in your contract.
- Verify the issuer independently. Confirm the insurer or bank and the guarantee’s validity using contact details obtained independently, not only those in a sales email.
- Match the payment route. Pay only to the account identified in the contract and guarantee. Do not rely on an email or agent’s instruction to send funds to a personal account or unrelated company.
- Keep the evidence. Retain the signed contract, transfer records and guarantee document.
- Get advice before changing terms. Have an independent Spanish lawyer review a proposed waiver, completion-date change, extension or replacement guarantee.
The BOE text describes coverage of paid amounts, applicable taxes and statutory interest, and remedies where construction does not start or finish by the agreed date. Whether the provisions apply and what remedies are available depend on the transaction and current law; obtain advice on the actual contract before paying or agreeing to changes.
How to compare two promoters without reducing the choice to one score
Compare the same evidence for each contracting entity: how many years of accounts are available and whether filings are timely; the direction of equity, liquidity, debt, losses and operating cash flow; and whether the individual accounts tell a different story from any consolidated accounts. Then assess the verified delivery record of the legal entity involved, the land and permission status of the specific project, and whether the advance-payment guarantee and designated account can be independently confirmed. A single registry report cannot combine those separate questions into a reliable verdict.
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