Question re contract

Hi Stewart,

I don't know of anyone who has actually stayed to get completion.  We can't get completion until the Certificate of Habitation has been issued and apparently there is a hold up on that. Our lawyer won't let us sign until the certificate is issued.  Maybe you should have a word with your lawyer and if you can't go out for completion he can arrange power of attorney.

This certificate seems to be a problem all over Spain, if you read more on the general forums, and can take some time for the Town Hall to issue - probably a staffing problem!!

It's just a waiting game now, I'm trying to be patient but thats not easy.

Regards

Jill

The following is a summary of the results of today’s inspection of a Romero

Today we completed our first inspection of a Romero on this resort, with the client present, and as promised I am able to summarise our findings and we will have a sample report available for anybody that is doing their own snagging which will give an indication what to look for

At any new site you are always apprehensive on what type of response you are going to get form the builders representative but I must thank ROSA for the way that the inspection was carried out and the time that they took, approx 2 hours for the inspection, where nothing was too much trouble so congratulations to the developer

The general quality excellent  with less than the normal number and type of defects that we would expect to find in a property of this size

As I expected from seeing the power fluctuation in the club house, the main electricity supply, which I confirmed was being provided by a generator, is an issue, measuring voltage fluctuation between 109v - 209v over a 30 minute period and the power went off completely at least 6 times during the inspection. One good test is to look for the power drop when switching on the oven which immediately dropped for 206v down to 165v so please be careful when connect appliances, especially TV, The normal voltage in Spain is 210v - 220v

We also confirmed that gas is currently not available onsite, so you will have to rely on the solar water heater and H&C aircon systems, gas cannot be connected until after the Certificate of Habitation is issued

There were a few items which mean that the property was not complete, no shower doors or cubicles fitted, plumbing for sink not fitted, no washer dryer installed.

We had some  radiators, sockets and the video entry system where they were not level, you really need a spirit level to check this properly

Moving onto some of the defects this included some poor paint finish and plaster finish, especially where the walls meet the ceiling and around the windows and particularly patchy was the shower room and on the chimney breast, and  paint staining on floors and window frames, doors and floor tiles, again all normal type defects

In the kitchen, apart for no plumbing, the oven was not secured in its surround

Bathrooms it was really a case of some poor grouting and finish around water inlets to the shower mixer and radiator

One thing to check in bedroom 2 is the wall in the space where the sliding door recesses which was not well finished in this property and I understand is a common fault

We had one damaged wardrobe door and some poor varnish finish on the lounge and kitchen door and one window frame.

Please be careful when closing the large patio door as, if you do not close them in sequence from left to right, you may damage the rubber seals at the edges of the doors

Moving outside the pool was finished and full of water but the garden had not been finished. Special note that once a pool has been filled it is vital to continue to run the filtering system daily otherwise it will quickly deter ate, and then it will be costly to rectify with a shock treatment. ROSA advised us that they will continue to run the filters and maintain the pool untill the Certificate of Habitation is issued and the property goes on main supply when this becomes the responsibility of the owner

The builder will also water and maintain the gardens for the same period as above

The pool was not cleaned and therefore it could not be properly checked and will be an item, along with all electrical fittings, white goods and AC, on the 2nd inspection

When we inspect we also provide a series of advisories which are not defects but are advice on aspects of security or safety and for this property these included

• Front door and kitchen door, 5 level deadlock fitted but no frame additional frame bolts so fit additional locks
• Security, there are 2 potential unprotected areas which cannot be seen from the outside and require additional security fitted, the first the kitchen door from the utility area, the second the bathroom window. In both these areas there is wiring for wall lights and we would recommend fitting PIR type sensor lights
• No door stops fitted, especially required on the large sliding doors to bedrooms
• No smoke alarm of carbon monoxide alarms fitted plus fit fire extinguisher and fire blanket

At the end of the inspection you are provided with a copy of the snagging list in English and Spanish to check and sign but it is unclear how long this will take to rectify the defects, Spanish Law dictates 30 working days form completion

I hope that people will find this information of use and we will happily provide the sample report which also includes information on number of lights etc, just e-mail pgromero@inspectahomespain.com

Finally got my snagging date for March 12th.

I must have upset Rosa in a previous life, either that or she a 'phone phobic', I only ever get an answer to an email about 2 minutes after I ring to speak to her but she is unavailable.

Does anyone have any information about good, cheapish hotels that they have used?

I'm going out on my own and don't want to spend a fortune.

I must thank Roy Howitt for the details he sent through and posted, very informative and useful.

Stewart

Rosa is very very busy and I know that she is not trying to avoid peopel

Depending how long you are staying most people stay in Los Alcazares, take a look for the Hotel 525

If you are staying more than 3 days there are some cheap apartments on Polaris La Torre 

Don´t forget a bring good torch and spirit level

We can offer a service to people if you are doing your own snagging where we can go back in and check the repairs and the utilities etc

It is very pleasing for us when we can report good news about a developer and in the case of this development so far it has all been good news

After inspecting the properties we have now, only a week after doing the original checks, have been invited back to check the snagging defcts and found that 95% of the defects have been repaired and,where the work has not been satisfactorally repaired, they get the foreman over and, when we left the property the outstanding items were being fixed

On 3 properties where the kitchen was not complete, where the front ponds were not ready and where white goods were missing we were invited to check 3 days later and found everything was complete

We have now found, a totla of 6 scratched windows in 2 properties, quite common for damage to be done when the cleaners remove the stickers, so it is worth looking at these carefully but agian no problem as the builder will replace them and for a few common defects we found, like the paint flaking off on the door runners to the bedrooms the builder is replacing these ina ll properties

The only real problem remains no Certifcate of Habitation and builders supply but again the builder is not forcing people to complete

So again I canm say well done to the developer and we will be checking our first Sevanna on the 17th so we will have a sample report  nd feedback after this date

We have now completed an inspection of a Romero on phase 14 and have a sample report for this phase

On large developments it is normal that different building companies will be retained to build different phases. and this is the case on this resort, and therefore the snagging defects are different from phase 24 and we found more defects on this phase

If you are buying on phase 13 or 14 and doing your own snagging, or having the inspection done by your agent, it is worth getting a sample report

On the 24th we will be inspecting our first Sevanna closesly followed by a Zambra

We still remain impressed with the build quality and the attitiude of the onsite staff and if anybosy has ant queries on he development I may be able to help as I see RIsa on a regular basis

Hi

I would like to thank Roy of InspectaHomeSpain as it was my Romera in block 14 he inspected.

It was a great help for me with the process. I think it helps now that Peraleja are used to him completing these inspections.

It was nice to see that the Peraleja staff were as usefull as a 'hole in the head' as usual though!

I appear to have had a machine gun tower built onto the side of my property, should be useful for shooting stray golfers?

I would like to hear anyone else's opinions if you own a property that has a 'Special Project' next to it, as they call it. They all appear to be the strangest looking buildings. They must have been watching Grand Designs!

Anyway, thanks again to Roy. I would recommend the service to anyone else buying at Peraleja.

Stewart

Just got back from snagging trip. Everything was fine with the exception of a few "friday afternoon" jobs that needed some attention. ie paint on woodwork and the electrician had clearly had too much sangria as not one switch or socket was straight!Other than that  we were really pleased with everything

Our experience with Rosa was very different, nothing was too much trouble. We've made some changes to the garden layout and asked for some light fittings to be moved and there was no suggestion any of this would be a problem.

Still not holding my breath over getting a Habitation Cert. before middle/end of May though.

Almost forgot, Weve had a watch tower strapped on too. SHANKERS BEWARE!

Hi Mark

Just read your post with interest. Could you elaborate on the timescale you mention regarding the habitation license. We were initially due to complete over 4 weeks ago but decided against without this, last we heard it wasn't going to be too much longer. Any info you have would be appreciated.

Lorraine.

Hi Lorraine

It would depend who you listen to I think. Rosa was trying to persuade me that the License will be given very soon. Their standard line would appear to be, complete and pay us, they would then give you a guarantee if in the future a license isn't granted. I'm afraid I find that a bit strange? Having seen the area around block 14, it resembles a building site in full flow, I was advised that it could be a long while before any license could be granted. My lawyer also confirmed this by saying a license would not be granted to any building that has a building site next to it. I think some people are happy to complete but I don't think that you should conside completing unless you are only using the property for yourself. I would guess that you cannot rent out any property without a Habitation License either?

Stewart

Hi Stewart

Fortunately we're in block 24 where all looks well. Like you we were given this latest indemnity option and although only for our own use, decided against completing. We want the telephone and broadband connected before we move in so my husband can work, and we understand this can't be done without the license.

Lorraine.

Just to calrify a few points regarding the issue of The COH

First of all the builders have very little control over when the documents are issued by The Town Hall and find it difficult to give acurate information

The question that buyers should be asking is when it was applied for rather than when it will be available as it normally takes at least 3-4 months minimum form the application date

Next thes documents are actually issued phase by phase so it is fair to say that the infrastructure and the finished state of phase 24 is more in advance than phase 14

The question regarding telephone and internet is one for the builder as it very much depends what type of system they are providing and if the telephone exchange infrastructure is in place as it is not part of the requirements for the COH. You are correct without a property being registered it is not possible to get a telephone line or broadband but you also need to check that both will be available based on the tyype and distance to the local exchange

There are systems available in this area that use microwave technology to provide TV, telephone and internet services if a phone line is a problem

Finally the COH, also know as the First Occupancy License certifies that the property is fit to live in and some rental orgainsations will not rent out a property without one, some banks will not give a mortgage without one and some insorance companys will not cover properties without one

again I have also found the staff at this developer very helpfull and, having seen the build quality I do not believe that the COH will be declined

Thanks for the information.

The license for our property was applied for 11/12/07, so maybe we're not too far away now. No idea what type of system is being provided for telephone and broadband. Peraleja confirmed everything was in place,  took copies of our passports, NIE documents etc. so that they could place the order immediately upon completion.  We too have found them very helpful and they also must be a little frustrated with the bureacracy holding up the licenses.

Lorraine.

I'm not sure any mortgage company will agree to a property without a COH. more to the point why would any of us want to own one? Peraleja obviously want to keep us in the starting gates but after canvassing a number of opinions the general consensus seems to be it could be some time yet. Even then as has been mentioned there will be utilities to be connected ( remember this is Spain so they won' be forming an orderly queue in anticipation of you requiring their services) and even then you might like some lights or maybe a chair to sit on!

I'm thinking it should be usable by August. Anything sooner will be a bonus.

I have to say I think there is a slight over reaction to the problems.

We have already completed for our Allegria 8.4,on the advise of our Spanish solicitor, who is excellent.  All utilities are connected and working, including gas and the bills are to be paid by Peraleja Golf untill COH granted.

We also have a little house in La Tercia, this has no COH, is 2 years old but broadband and telephone are all connected by telefonica.  There is an English telefonica site on the web who will connect the phone and broadband and costs about 100 euros.

Pat and Shirley Corbett

There are banks that will offer mortgages on a property without  COH and it is often down to the relationship that the agent or broker has with the local manager or if it is a preferred arrangement by the builder

All utilities are connected via builders supply which now, under Spanish Law, the builder has to pay for until the COH is issued

With good builders there often is no problem with not having a COH however iot should be an independant lawyer that advises you on this

In my own case I have a dispute with a builder on a property that I purchased 4 years ago which still has no COH and where the development requires a lot of remediall work on the power supply before the Town Hall will issue one. We are now going through the Courts to resolve this but, in fairness to the builder, they still continue to provide free utility connections

I am also having problems now selling the property with no COH 

That's interesting Roy as my biggest concern about buying without a COH would be resale. I'm also not entirely sure if you have a legal right to live in the property although this is more of a technicality and someone else may be able to give the difinitive answer.

I hope none of our doom mongering is making Pat & Shirley uncomfortable because as with most things it's horses for courses and in truth I've no doubt this will all be sorted out and promptly forgotten. Anyway congratulations on your completion and after my visit last week I am more than a little envious. I still think we've all made a great choice.

Just to keep buyers advised we were hoping to be able to make available a sample report on a Sevanna but the inspection could not be carried out yesterday as the property was not finished and in a condition that we could inspect

They did advise, as we were tavelling to the property that, really due to the Easter break, there were items not completed

The owners had travelled to Spain although the general quality looked good there were so many items to complete a decision was made not to inspect and we will carry out the inspection and this included

• Front grill not fitted and garden and pool not finished
• Sink not plumbed
• AC not fitted
• AC vents internally not fitted in walls in all rooms
• Solar panels and boiler not fitted
• Parts missing from kitchen & joiner

For this client it is nt a big problem as we will carry out the inspectio on their behalf howevevr it is worth, BEFORE TRAVELLING, getting the builder to confirm that the property is ready for inspection and occupacy

We have an appointment to inspect a Zambra next week so I will kepp you advised on the results