Why REALTOR® standards matter for US buyers purchasing property in Spain is a question of agency structure, defined loyalty, and documented ethics. US buyers often expect a buyer agent and listing agent model with clear fiduciary duties. Spanish property transactions follow a seller led market structure.Villas al Sol applies REALTOR® ethics within Spanish law to deliver exclusive buyer representation on the Costa Blanca.Villas al Sol represents buyers only. Caroline Bjälstam holds API Nº 1197 and registration with COAPI Alicante and RAICV 0122.
Villas al Sol holds membership in the Spanish International Realty Alliance (SIRA), the official partner in Spain of the National Association of REALTORS®. SIRA membership links local practice to an enforceable Code of Ethics.
How Agency Representation in Spain Differs from the United States
Agency representation in Spain is seller led by origin and structure. A property owner appoints an estate agent to market the asset. That appointment aligns the agent with the seller’s mandate. During negotiation, the same agent may assist the buyer while remaining aligned with the seller.
US agency law developed around defined fiduciary roles. A buyer’s agent advances the buyer’s interests. A listing agent advances the seller’s interests. Dual agency exists, and state rules require disclosure and documented consent.
Spain permits multi party involvement without the same fiduciary architecture. This market structure does not imply misconduct. This structure changes the default. Without an explicit buyer mandate, loyalty, negotiation strategy, and disclosure workflow do not default to the buyer’s interests.
Villas al Sol assigns loyalty to the buyer alone. Villas al Sol never represents both sides of a sale. This structure gives the buyer one line of accountability from search to completion.
What REALTOR® Standards Mean in a Spanish Transaction
REALTOR® standards are enforceable rules governing conduct, disclosure, and documentation. The Code of Ethics contains seventeen Articles. Article 1 directs REALTORS® to advance the client’s interests while treating all parties honestly. Article 2 prohibits omission or distortion of material facts. Article 9 requires accuracy and clarity in written agreements.
Villas al Sol applies these Articles as operating rules. Villas al Sol documents advice in writing. Villas al Sol records negotiation terms and changes. Villas al Sol structures communications around material facts and agreed conditions. This workflow creates an audit trail that the buyer can review.
SIRA membership requires continuing education in ethics, global transaction management, and anti money laundering compliance. This training strengthens procedural consistency in cross border transactions.
Exclusive Buyer Representation on the Costa Blanca
Exclusive buyer representation on the Costa Blanca is the service boundary of Villas al Sol. Villas al Sol represents the buyer only and avoids seller representation in the same transaction. This model removes structural conflicts of interest and keeps negotiation intent aligned with the buyer’s brief.
Spanish notaries formalise the public deed and verify legal form and identity. Notaries do not act as buyer counsel. Buyer representation therefore drives the buyer side workflow before notarial signing, including offer structure, documentation clarity, and negotiation records.
Spanish commission custom commonly assigns payment to the seller. Villas al Sol follows that model. The seller pays the commission. The buyer pays no additional representation fee to Villas al Sol.
Registered Authority in Spain and International Alignment
Registered authority in Spain sets the legal basis for agency activity. API Nº 1197, COAPI Alicante registration, and RAICV 0122 confirm Villas al Sol’s authority to operate in the Valencian Community. REALTOR® and SIRA membership extend accountability to an international ethical framework.
Caroline Bjälstam
REALTOR® Member · API Nº 1197 · COAPI Alicante · RAICV 0122
Villas al Sol · Exclusive Buyer Representation on the Costa Blanca
+34 618 069 690 ·
info@villasalsol.com
Frequently Asked Questions for US Buyers Purchasing Property in Spain
Can US citizens buy property in Spain?
US citizens can buy property in Spain without residency. A buyer uses a Spanish tax identification number known as an NIE to complete the purchase. A buyer signs the public deed before a Spanish notary.
Does Spain recognise buyer’s agents?
Spain permits buyer representation but does not default to it. A seller typically appoints the estate agent. A buyer who wants buyer only loyalty appoints an agent under a defined buyer mandate.
Is dual agency common in Spain?
Spanish transactions often involve one agent interacting with both parties because the seller appoints the agent. This structure differs from US practice where dual agency triggers defined disclosure and consent rules.
What does REALTOR® membership mean outside the United States?
REALTOR® membership binds the member to the Code of Ethics administered by the National Association of REALTORS®. SIRA membership applies that ethical framework in Spain through defined training and conduct standards.
Do US buyers need to travel to Spain to complete a purchase?
US buyers can complete a purchase through a Spanish power of attorney. A buyer can also attend the notary signing in person. The completion method depends on the buyer’s chosen structure.
Are there additional fees for buyer representation in Spain?
Fee models vary by agency. Villas al Sol uses a seller paid commission model. The buyer pays no additional representation fee to Villas al Sol.
