Dave Smith

That's great, even better than I thought. I can go big now :-).

Thanks for the info

Michaelh

Yes Dave, the Plots on R28 have a bigger build permitted (210m2) from the start, with the normal build size permitted being 182m2.

Dave Smith

This may be a silly question, but I will ask anyway. If I want to build a garage how does this work, is the floor size taken off my total allowance for the size of villa I have. I know the basement area is effectively free space, but it will also cost a lot to dig down with the ground being so rocky.

Michaelh

If you build the garage on the ground floor, yes the m2 is taken off off your build size, hence the reason many put it in the basement. Ground varies in Costa Esuri, there is everything from fill, sand, slate to blue rock. Of course if you have to dig out rock it becomes a lot more expensive.
Hope that helps
Michael

Dave Smith

Thanks, I thought that would be the case. It will be a case of seeing what we have below and take it from there.

Dave Smith

Hi Michael

I've tried looking in my contract for the 3 meter and the 5 meter ref to building from the left and right boundary and the road, but I can't find it mentioned. On the 5 meters from the road, is this to stop you building closer then 5 meters to the road. If I want to build further from the road than 5 meters is that a problem.

Michaelh

The rules of the build are not laid down by Martinsa Fadesa but by the Town Hall and those were outlined in the very beginning and published in Huelva Council bulletin published on November 2nd 2005. Page 7730.
That said they have just been updated and Cera have published a summary of the changes. See here.
Costa Esuri Residents Association - MODIFICATION PARTIAL PLAN OF COSTA ESURI

neil77

Hello to all in Ayamonte, I have just joined this site, and am thinking of buying in Costa Esuri. My wife and I came down last week to see some properties and we found one or two that we particularly liked and are starting the process of purchasing, hopefully. We loved Ayamonte town, the beaches and Costa Esuri had a very warm and welcoming feel about it. We met some lovely people in the Golf Clubhouse who gave us some very good advice, and now I am asking for more. If anyone would be kind enough to impart their experiences, both good and any bad, to help us avoid any pitfalls and to make a smooth purchasing transaction, it would be so very much appreciated.
Initially, what would be the advice on a solicitor? Local one or use a british company that specialises in Spanish property purchases? Then, did you all use a surveryor prior to your purchase, and if so who? Which bank is recommended to open an account in and to receive the funds and how much do they charge to do that? I have read that in the summer months when Costa Esuri is more populated it can be noisy, but how bad is it then? And any other advice that anyone can think of and doesnt mind giving would be greatly appreciated.
My wife and I are coming back down there this week to sort out the NIE and to open a bank account to start the ball rolling. Hopefully will get to meet some of you if and when we can complete a purchase and be there more often. many thanks, Neil & Sharon

Kath Las Colinas

Just a couple of responses from me:
We used Jorge Iguacel as he is a registered English lawyer as well as a Spanish one so had there been any problems (which there weren't) we could have complained to the English Law Society. He and his assistant Ana speak excellent English.
As far as bank accounts are concerned, it may depend on whether you need a Spanish mortgage as you may need to open an account with the mortgage company. And if you are buying a bank repossession you won't have any choice of mortgage provider.
Noisy: well maybe at the weekends in August but nothing to worry about although it may depend where you are and others may have different experience.

Hope it all goes well
Kath

neil77

Thank you Kath, appreciate your response and advice. It all helps!

Lloyd2012

Neil
Just a word of caution when proceeding with opening bank accounts. There is an annual charge from many banks and one in particular that we would associate with F1 racing! Their charges were considerably higher than some other Spainish banks.
By the way. Your very welcome to the forum and I hope you find your dream property too.
We purchased in CE marina and just love the place and we are very lucky with our neighbours. In the height of summer naturally it is busy but only with kids and adults alike enjoying life, no real issues. Many areas have security employed during the summer months and this helps also.
Good luck in your search.
Regards
Martin

neil77

Martin, I appreciate that advice! I will keep a look out when we choose a bank this week. I have been told that the bank int he main square, name ending with 'sol' is a good one. But I will watch out for the charges!
Many thanks for your welcome, and Im sure we will find a lovely holiday home/future home on Costa Esuri! Can you or anyone let me know about surveyors-is it wise to use one prior to purchase?

Diddymiddy

Hi Neil & Sharon. We are very happy with our bank. Don't want to advertise so if you want to know which one pm me. I would agree in that you need to watch for charges. In answer to your question about a surveyor, not sure what type of property or where you are thinking however, just being devils advocate but if you purchased in the UK would you not get a surveyor?? Just a thought. If you decide to go with one I know someone who may be able to recommend...happy hunting and good luck..

Jon-Bxl

When we bought we were the first owners in a new development, with bank guarantees and building guarantees too...

That turned out to be 'useful' ... the biggest Spanish developer, with an apparent track record. We should have polished the crystal ball.. they soon after, were the biggest Spanish bankruptcy!

In retrospect we made a huge mistake with our lawyer, local, who upset us so much. If you have a good lawyer, its worth paying more, the one mentioned on this thread and working under UK regs, may be the worth considering. Whatever he/she needs to be totally independent and come with recommendations.

The places are going for amazing prices, in an amazing part of the world.... the banks etc want to shift the properties, and in some cases have 'done them up a bit' ... but I wouldn't rely on after sales service or guarantees in this climate.

If I was buying in this climate, I would take a surveyor - even on first owner - but how to find a good one, I don't know. But also don't expect to use the report to negotiate better prices, always worth a go, but I don't expect much movement.. IMO. I would still suggest making the investment in a good one though... make sure s/he checks the plumbing (gas and water), A/C, integrity of the internal finish and if possible damp tests on the roof internal walls and terraces.

Prepare yourself for poor build quality... but again if you have a place here, for these prices around 70% less than us 'ol' timers' bought for pre-crisis... you will live with a few home-hiccups for the overall pleasure and good experiences you will have over here...... IMO

Good luck

Jon

neil77

Mnany thanks to Diddymiddy and Jon-Bxl, that advice is very good, and I will follow it. I very much appreciate you both taking the time to help us out like this. It is not something people do everyday, and having heard many horror stories over the years, I am very apprehensive about it all, and want to make sure everything is done properly. I have now made contact with the solicitor in the uk who is initiating the proceedings. Thanks to all who recommended them.