I would of thought the whole of Pago would be 'Rustica' , on the division aspect i thought the minimum area for a building in Pago was on 1500 sq mts or more land , if you bought your house outright you would have deeds or escritura does that not give you legality ?

I have a question for those of you living near Chiclana -

I remember travelling there a few years ago from Jerez. It was summertime and the main road down to that part of the coast was horrendous. ie, less than 5mph most of the way. I realise that this is only a seasonal problem, but I was wondering if any improvements have been made to the road since then to cope with the influx of traffic in summer (or if not, are any improvements planned)?

Thanks.

Sorry but do you mean the road from Jerez.to Chiclana across the salt pans .or the road from the N340 to Barrosa,The main road across the salt pans is now Dual carriage all the way to the turn of at. La carattera Las lLagunas {spelling could be poor on this one}.there is a new road from the Venta Florin which takes you to Nova Santi Petri,

Sorry - my description wasn't very clear. The road I travelled on was the N340 from Jerez, past Chiclana, and on down towards Vejer de la Frontera.

What is that road like now in summer?

Hi guys, first time posting but love reading your comments, it keeps me up to date on what is happening down there My last visit was at Easter, and I noticed the new improved road from Jerez airport down to Chiclana/Barrosa. My question is this... as I rent out my property I have to give directions to guests, and in the past had told them NIV until see the signs for Chiclana/Algeciras on N340. I have been told that all the road numbers have changed, but unfortunately didn't take a note of new numbers, is it A4? E4? A48 something like that... So can any of you Chiclana locals help? Many thanks

E5,or N340,the N340 goes through the towns and past the airport the E5 starts at Bilbao and now nearlly stretches the whole of Spain.it used to be a toll road in the south but the tolls have now been removed down here (dont know about the north).how do you get on with your renting and how long have you had a place near barrosa.

Still busy but the new road now stretches well past Chiclana,but I dont think it is fully open yet.there is another new road open between Jerez and Algceiras much easier and faster to get to Malaga now all the best Douglas.

Thanks for that info Douglas Jack. So the N340 is still called that? someone told me they had changed the number as they had smartened it up and were building the new bits down towards Conil... I never notice, I'm usually driving on autopilot so don't notice the road numbers or exit signs So better not do that on the E5 or I'll end up in Bilbao! Assume then that the road you hit as you come out of Jerez airport and skirt the town itself is still called NIV, or has this been changed since they've tarted that up. To answer your question, bought my place about 3 years ago and renting going OK, apart from about 10 days booked thru til mid-September. I can't wait to get down there myself for some and Cheers!

Sadly this thread ground to a halt when it was hijacked by folk wanting to know about the road system.

I have been reading this and the Bank Loans thread started by Mitzipurr, trying to make sense of what exactly is going on with our properties in Chiclana. A notice appeared in my buzon today, rallying people to "help themselves" and to meet up regarding the electricity issue (good idea) but to cap it all, I'm informed that whether we have meters or not, if we do not have a "Certificado de Primero Ocupacion", we are deemed illegal.

It is a very strange state of affairs, as someone else has pointed out, that the Hacienda can keep 7% of purchase price, the Town Hall will happily register your property, the Escritura all seems legal and, yet, without this certificate we are deemed illegal by the Ayuntamiento and liable to be fined. In steps a Bank, offering loans to pay for such fines (note, not to pay for urbanisation - these costs are separate and based on your 2M of land).

It seems that Mitizipurr's information is correct - outside of Chiclana town and the beach areas, there are very few new properties that had permission to build and so Certificates of First Occupancy will not be included in the documents.

From another person's post, it seems the Town Hall will only catch up with us when we're due to be urbanised ( or want an electricity contract). By then, I may be pushing up the daisies or, with any luck, will be given a Certificate retrospectively, without penalities.

Have I got the picture now? Have I misunderstood anything? I will try to obtain further information from the imminent "Help Yourself" meeting. Any other information from you folk out there would also be welcome. Many thanks.

I asked my builder about this certificate and was told by him that you didn't need it in a non urbanised area!!!!! However I did get my meter without it!

When is the meeting? Might come with you.

Have a look at your p.ms. ......

Hola Arco Iris and Glynis,
Re: Licencia de primera ocupacion, you might want to read the link provided by Loco in the Ayamonte thread. (I know, different ayuntamiento, but documents are the same.) Good luck, and hope your meeting is worthwhile.

Many thanks C & J - crystal clear from Loco and, incidentally spanishlawyers.com which laid it all out.

:scared: Ooer! As Glynis pointed out, this way of building and selling has been the custom in these parts for decades and Spanish people don't seem to be concerned. I am trying not to be!

Will post more info as and when, in case others can be helped.

Thank you Arco-Iris for your input on this matter. I have been told on good authority that any property that does not have the LFO is indeed deemed illegal and liable to a fine. What a unbelievable situation that nearly 20000 of us now find themselves in. Also what is most worrying that I have been told by urbanismo because the do not have this licence the town hall class the land they are built on as rustic. As to the old cry "oh this is Spain/Chiclana and thing are done different here" let me tell you that things are changing. I will give you a example below.

In the near future Spain as a full member will have to contribute billions of euros to the EEC instead of receiving huge amounts as they have done in the past. According to my bank Hacienda is now notified automatically if you deposit or take out more than 3000 euros in cash (not so long ago it was 12000). So I guess that is the start of the claw back and the end of the black money.

Another example copied and pasted from another forum.
of how things are now changing in Spain.

"Following a meeting last week with the Hacienda, some interesting information came out regarding rental property.
Over the next few years, instead of receiving vast amounts of funds from Europe, Spain will become a net contributor to the EU.
This needs to be funded, and will be done so in a number of ways, increased taxation is one, but also by reducing the amount of black money that
is paid during the purchase of property and also that is paid as rental.
With regard to the collection of revenue due on rental properties the hacienda are implementing the following:

Increased number of Inspectors

Monitoring magazines, newspapers and websites that advertise rental properties, checking on ownership and tax ( including IVA ) paid by those owners.

Liasing with Sevillana and other suppliers, if a property is empty it wont use electricity and water.

Liasing with local Tourist boards to check on registered property.

In short, I think that the days of unregistered property, undeclared income and tax avoidance in the rental market are coming to an end.
So the best advice is, be prepared, get legal, talk to your accountant or direct with the Hacienda."