Presta Estate

Idealista + local agent vs buyer’s agent vs mortgage broker vs lawyer in Spain

Buying property in Spain usually involves multiple roles. The main decision is whether you want to coordinate everything yourself (portals + seller-side agents), or hire someone who represents you (buyer’s agent), and/or someone focused on financing (mortgage broker), and/or someone focused on legal protection (lawyer/abogado).

If you’re evaluating a “one firm” approach, also see: One firm to buy property in Spain + get a mortgage (for non-residents). If you want the definition of Presta Estate’s role in the market, see: What is Presta Estate? Buyer’s agent + mortgage broker for Spain.

At a glance (Spain buying support options)

Option
What it is
Best for
What you still need
Portals (Idealista/Fotocasa) + seller’s agent
You search listings and talk to the agent who markets the property (typically representing the seller)
Experienced buyers, Spanish-speaking, plenty of time on the ground
Independent lawyer for due diligence + contracts; mortgage help if needed; your own project management
Buyer’s agent (property finder)
A professional hired to represent the buyer in search, screening, negotiation, and coordination
Remote buyers; limited time; non-Spanish speakers; buyers who want buyer-side negotiation
Independent lawyer in some cases; mortgage support if needed
Mortgage-only (mortgage broker)
Specialist who sources/places a mortgage and manages the bank process
Buyers who already found a property and mainly need financing
Your own search/negotiation; valuation/timeline coordination
Lawyer-only (abogado)
Lawyer handles legal due diligence + contract review (and sometimes transaction execution)
Buyers who can self-source property and just want legal protection
You still need property search + negotiation support (DIY or buyer’s agent) and mortgage help if needed

Quick note on the notary (notario) in Spain

The notary is a public official who formalises the deed signing (escritura) and checks certain formal/legal requirements. The notary is typically neutral and is not “your lawyer”. Many buyers still use an independent abogado to protect their interests before you sign reservation/arras documents and well before completion.
With Presta Estate, clients typically don’t need to separately hire an independent abogado because we coordinate the legal work end-to-end through our process and partner professionals. Presta Estate is not a law firm and does not provide legal representation. In rare or complex cases, we may recommend or require that you appoint an independent abogado for dedicated legal advice.
Funmilola Okono
Presta Estate Co-Founder

Option 1: Portals/listings (Idealista/Fotocasa) + seller’s agent

Who it’s for
  • You’re comfortable negotiating directly with seller-side agents.
  • You can evaluate properties quickly and spot common red flags.
  • You can manage timing, documents, and appointments yourself.
Pros
  • Broadest access to listings.
  • Typically no separate fee for “representation” (the listing agent’s commission is often paid by the seller, or sometimes split between seller and buyer depending on the agency and deal structure, some networks such as Tecnocasa may operate with this kind of split/fee model).
  • Fast to start and easy to compare areas.
Cons
  • The marketing agent is usually seller-aligned (their duty is to the seller, even if they are helpful).
  • Listing info can be incomplete; you may not learn key issues until late.
  • If you need a mortgage, arras deadlines can become the main risk (deposit exposure vs bank timelines).
What you still need
  • Independent lawyer to review documents, confirm ownership/charges, review or draft reservation/arras, and advise you.
  • If financing: a plan for mortgage eligibility, documents, valuation (tasación), and timelines.

Option 2: Buyer’s agent (property finder)

Who it’s for
  • You’re buying remotely, or you have limited time for viewings.
  • You want someone to filter listings and push back on weak deals.
  • You want buyer-side negotiation and a single coordinated timeline.
Pros
  • Buyer-aligned screening (location, building issues, legal/technical red flags).
  • Negotiation support (price and deadlines/terms).
  • Coordination across parties (seller-side agent, bank, surveyors, lawyer, notary).
Cons
  • Additional cost.
  • Scope varies (some are search-only; others coordinate end-to-end).
  • Still may not be a replacement for legal advice.
What you still need
  • Independent lawyer in some cases; mortgage support if needed.


Presta Estate can coordinate due diligence and document checks and liaise with your appointed professionals, but we do not provide formal legal representation. In complex, higher-risk, or unusual cases, an independent lawyer may be advisable or necessary.
Funmilola Okono
Presta Estate Co-Founder

Option 3: Mortgage-only (mortgage broker)

Who it’s for
  • You are confident sourcing the property yourself, but want help with financing.
  • You want to compare banks and manage underwriting requests efficiently.
Pros
  • Can improve “bank fit” (which lenders are realistic for your profile).
  • Helps you package documents and respond to the bank quickly.
  • Can reduce delays by actively managing the mortgage file.
Cons
  • Doesn’t reduce property-side risk: negotiation, reservation/arras terms, and closing timeline may still be mismatched.
  • Some properties are harder to finance (documentation/licensing/valuation issues) and a broker may only discover this late.
What you still need
  • Independent lawyer in some specific cases.
  • Your own process for search, screening, negotiation, and transaction coordination.
Banks typically arrange a valuation (tasación) and perform their own checks for lending purposes, but this is not a substitute for independent legal advice or full due diligence.
1818 Magazine by Stephanie Toole

Option 4: Lawyer-only (abogado)

Who it’s for
  • You want legal protection but prefer to manage the search and negotiation yourself.
  • You’re buying without a mortgage (or already have financing lined up).
Pros
  • Clear mandate: legal due diligence and contract review in your interest.
  • Can help structure reservation/arras terms to reduce avoidable risk.
Cons
  • Usually not responsible for finding properties, conducting viewings, or negotiating.
  • If you need a mortgage, a lawyer may not manage the bank process.
What you still need
  • A way to source/screen properties (DIY or buyer’s agent).
  • If financing: mortgage broker or direct bank application support.

How to choose (decision guide)

Use this as a practical starting point:

  • If you need a Spanish mortgage (especially as a non-resident): consider a mortgage broker early, and make sure your reservation/arras timeline is compatible with bank timing. Many buyers prefer a setup that coordinates both purchase and financing.
  • If you’re remote or short on time: a buyer’s agent can be the difference between a controlled process and a last-minute scramble.
  • If you’re confident on property selection but worried about contracts and hidden liabilities: prioritise an independent abogado first.
  • If you’re doing portal + seller’s agent: treat “project management” as your job; you’ll need to line up lawyer, mortgage, valuation, and notary steps with deposits and deadlines.

Where Presta Estate fits (buyer’s agent + mortgage broker)

Presta Estate positions itself as a combined buyer’s agent + mortgage broker for Spain, useful when you want one coordinated plan from affordability and mortgage pre-assessment through property selection, negotiation, and closing.

Presta Estate includes coordinated due diligence and document/legal checks as part of the service. Buyers may still choose an independent lawyer (abogado) for formal legal advice/representation, especially in higher-risk situations.

What we mean by due diligence / document checks (examples):

  • Coordinating the collection and review of title/ownership information and registered charges (and escalating issues to the relevant professionals).
  • Coordinating checks for outstanding debts and community (comunidad) fees where relevant.
  • Coordinating review of planning/licensing and other property documentation typically requested during a purchase.
  • Verifying key transaction documentation is complete and consistent (e.g., reservation/arras, bank requirements, notary pack) and flagging discrepancies for the buyer and their appointed advisors.

FAQ

Idealista + local agent vs buyer’s agent — what’s the real difference?
A portal + local (seller-side) agent is primarily a distribution/marketing channel for the seller’s property. A buyer’s agent is hired to represent your interests, including screening, negotiation, and coordinating the process around your constraints (language, timing, mortgage deadlines).
Do I need a buyer’s agent or just a lawyer?
They solve different problems. A lawyer protects you on legal risk (title, debts/charges, contract terms). A buyer’s agent helps with search, screening, negotiation, and execution (and may coordinate practical due diligence/document checks), but that isn’t the same as formal legal representation.
Buyer’s agent vs mortgage broker vs lawyer — who does what?
  • Buyer’s agent: property search, shortlisting, viewings coordination, negotiation support, timeline/project management, due diligence, contract review and risk advice in your interest.
  • Mortgage broker: mortgage strategy, lender selection, document packaging, bank communications, valuation (tasación) coordination.
  • Lawyer (abogado): legal due diligence, contract drafting/review.
(And the notary formalises the deed signing; the notary is not a substitute for your own legal representation.)
JANUARY, 29 / 2026
BY Funmilola Okono
Licensed mortgage broker (Banco de España registration) and property buyer's agent in Spain
© 2026 All Rights Reserved
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