Title, Land Registry and Cadastre discrepancies

Spain has two separate property records. The Land Registry (Registro de la Propiedad) records ownership and rights and provides legal protection to registered owners. The Cadastre (Catastro) is an administrative and tax register describing properties physically and for valuation. They serve different purposes and are not always aligned.

Common discrepancies

• Different surface areas in the Registry, Cadastre and actual measurement.
• Buildings that exist physically but are not declared in the Registry (obra nueva not registered).
• Boundary differences with neighbouring plots.
• Plots registered under a previous owner or never registered at all.

Why it matters

Discrepancies can affect financing, since lenders rely on registered descriptions; resale; tax assessments; and the scope of legal protection the buyer receives. An unregistered building may also signal planning issues if it was built without licence.

Resolving discrepancies

Spanish law provides procedures to coordinate the Registry with cadastral cartography, to register buildings and to correct descriptions. Some require notices to neighbours or municipal certificates. Resolution can take time, so it is often better addressed before completion, with appropriate contractual protections.

Hypothetical scenario: the example below is invented for illustration. It does not describe any real property, project, company or person. A rural property is marketed with a house and pool. The Registry describes only bare land. The buyer makes completion conditional on the seller registering the buildings, with evidence of their lawful status.