Residential mortgage for non-residents

Acquisition of a home in Spain where the buyer is not a Spanish tax resident: specialised operations with lenders and procedures adapted to the international profile.

 Who this line is for

We intermediate the acquisition of residential property in Spain where the buyer is a natural person who is not a Spanish tax resident. The typical profile includes private European, Latin American and Middle Eastern investors, international executives with a second home in Spain, retirees buying property in coastal or island areas, and Spanish nationals with tax residence in another jurisdiction.
This line requires an additional layer of operational expertise that is rarely covered by the Spanish retail banking network. Each lender applies its own criteria regarding the buyer’s country of origin, the currency of income, the documentary evidence accepted and the maximum financing percentage. Knowing those criteria and matching the client to the right lender is much of the value we add.

What our intermediation includes

Financial structuring with international lenders
We structure the transaction with lenders that accept a non-resident profile and present it according to the client’s jurisdiction of origin, the currency of income and the financing ratio sought. Lender selection is critical in this segment: differences in criteria between institutions can substantially change the final terms.

File preparation with international documentation
We prepare the file with the additional documentation that these profiles require, including a certificate of tax residence, proof of income in the original language with a sworn translation where applicable, the Hague Apostille for foreign public documents, and documented evidence of the source of funds for the down payment and the costs associated with the transaction.

Technical particularities

The maximum loan-to-value (LTV) typically falls between sixty and seventy per cent of the appraisal value, compared with the eighty per cent applicable to residents. Amortisation terms rarely exceed twenty-five years. When the client requests it, we coordinate the transaction with their tax advisor in their country of origin so that the tax effects in their jurisdiction of residence can be validated, without Financial North providing tax or legal advisory services.

Who it is for

Residential transactions from €2,000,000. For amounts exceeding those usually handled by retail banking, we work with specialised counterparts in international private banking with a specific appetite for this profile.