{"id":399,"date":"2009-01-12T16:31:00","date_gmt":"2009-01-12T16:31:00","guid":{"rendered":"http:\/\/decotta.wpsine-dev.com\/illegal-homes-in-the-andalucian-countryside\/"},"modified":"2014-05-07T11:13:46","modified_gmt":"2014-05-07T11:13:46","slug":"illegal-homes-in-the-andalucian-countryside","status":"publish","type":"post","link":"https:\/\/decottalaw.redlinecompany-hosting.com\/nl\/illegal-homes-in-the-andalucian-countryside\/","title":{"rendered":"Illegal Homes In The Andalucian Countryside"},"content":{"rendered":"

<\/o:smarttagtype><\/o:smarttagtype><\/o:smarttagtype><\/o:smarttagtype><\/p>\n

<\/o:p>There is a big problem with illegally built dwellings
\nthroughout rural Andalucia. There is a distinction between properties which
\nwere built with a building licence granted by the local Town Hall and those
\nthat are totally legal. It has not been uncommon for Town Halls to have granted
\nlicences for the building of properties which were in fact in contravention of
\nthe PGOU (Urban Plan) approved by the Junta de Andalucia; or indeed that the
\nUrban Plan itself was not in compliance with the rules of the Junta. In <\/st1:place><\/st1:city>Marbella,
\nmany building licences were granted which should not have been and often the
\nbuyers of the constructed properties were completely innocent parties. It is
\nfor this reason, there has been a limited amnesty for some property owners.<\/o:p>\n<\/p>\n

<\/o:p>Many properties however have been built illegally on rustic
\nland either with no building licence at all or with fictitious licences for
\nalmacenes (sheds) or casas de aperos  (tool stores). Often swimming pools
\nare build with a licence for an alberja (water deposit). Whether or not the
\nTown Hall knew or ought to have known of the reality of the situation, it is
\nthe responsibility of the person constructing or buying the property to
\nascertain the legally allowed usage of the property. The problems we encounter
\nis that often foreigners arrive in Spain with no knowledge of the law and are
\nmisinformed by some estate agents and even some lawyers about what is and what
\nisn\u2019t legal. They then innocently build or purchase an illegal property. By the
\ntime the problem arises, the estate agent has disappeared. In most cases, there
\nis a clause in the deed signed by the purchaser or the person registering the
\nnew construction which states that the property cannot be lived in and often
\nthe signatory, not understanding Spanish is completely oblivious to it.<\/o:p><\/p>\n

<\/o:p>The reaction to the problem varies greatly between the Town
\nHalls. Some acknowledging that the environmental damage is done and cannot be
\nreversed allow the properties to be legalised (whilst charging a high fee),
\nothers ignore the situation, refusing to acknowledge the legality of the
\nproperties but not issuing fines or demolition orders and some enforce the
\nrules very vigorously with very large fines and demolition orders.<\/o:p><\/p>\n

<\/o:p>It is not the case that the Town Halls which take the most
\nvigorous action are doing it for financial gain, but in fact are simply
\nfollowing the law.<\/o:p><\/p>\n

<\/o:p>Any property owners who have received a notification from
\nthe Town Hall or who are concerned about the legality of their property should
\nconsult a reputable lawyer. There is not always a solution to the situation
\nbut, there can be depending upon the age and location of the property. Equally
\nimportantly, anyone who is thinking of purchasing rustic land or property with
\nthe intention to reside there should tread carefully. Ask the lawyer to state
\nin writing that the property can be used legally as a dwelling and to get a
\ncertificate from the Town Hall stating that the property is registered and
\nfully legal. If they are not able to do this then one should think twice about
\nproceeding.<\/o:p><\/p>\n

<\/o:p>The team at De Cotta McKenna y Santaf\u00e9 are highly
\nexperienced in the area of property law in <\/st1:place> Andalucia, Spain and its Islands.
\nand will be able to assist you.<\/o:p>\n<\/p>\n

<\/o:p>The laws are there for a reason and that is to maintain the
\ngreen and beautiful spaces of Andalucia & Spain and its <\/st1:place>Islands.
\nWhilst many people have innocently fallen foul of the laws, it is important to
\nremember that they are for everyone\u2019s benefit.<\/o:p><\/p>\n

For more information on this subject, or to make an appointment for a
\nprivate consultation, please contact us at De
\nCotta McKenna & Santaf\u00e9<\/a> on:<\/o:p>\n<\/p>\n

Tel.: +34 952 931 781
\nFax: +34 952 933 547 <\/o:p><\/p>\n

\n <\/o:p><\/p>\n

 <\/o:p><\/p>\n","protected":false},"excerpt":{"rendered":"

There is a big problem with illegally built dwellings throughout rural Andalucia. There is a distinction between properties which were built with a building licence granted by the local Town Hall and those that are totally legal. 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