{"id":4749,"date":"2026-02-11T21:33:32","date_gmt":"2026-02-11T20:33:32","guid":{"rendered":"https:\/\/www.abpartners.cz\/?p=4749"},"modified":"2026-02-11T21:35:07","modified_gmt":"2026-02-11T20:35:07","slug":"koupe-nemovitosti-ve-spanelsku-pravni-pruvodce-pro-kupujici","status":"publish","type":"post","link":"https:\/\/www.abpartners.cz\/en\/koupe-nemovitosti-ve-spanelsku-pravni-pruvodce-pro-kupujici\/","title":{"rendered":"Koup\u011b nemovitosti ve \u0160pan\u011blsku \u2013 pr\u00e1vn\u00ed pr\u016fvodce pro kupuj\u00edc\u00ed"},"content":{"rendered":"
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Po\u0159\u00edzen\u00ed nemovitosti ve \u0160pan\u011blsku je pro mnoho klient\u016f atraktivn\u00ed investic\u00ed i spln\u011bn\u00edm osobn\u00edho snu. Z pr\u00e1vn\u00edho hlediska se v\u0161ak jedn\u00e1 o proces, kter\u00fd se v \u0159ad\u011b aspekt\u016f li\u0161\u00ed od \u010desk\u00e9 praxe. Odli\u0161n\u00e1 terminologie, jin\u00e9 smluvn\u00ed typy, region\u00e1ln\u00ed da\u0148ov\u00e9 sazby i povinn\u00e1 administrativa mohou bez odborn\u00e9 asistence znamenat zv\u00fd\u0161en\u00e9 riziko.<\/span><\/p>\n

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Na\u0161e advok\u00e1tn\u00ed kancel\u00e1\u0159 klient\u016fm poskytuje pr\u00e1vn\u00ed podporu ji\u017e v po\u010d\u00e1te\u010dn\u00ed f\u00e1zi rozhodov\u00e1n\u00ed a je schopna zajistit p\u0159\u00edm\u00fd kontakt a spolupr\u00e1ci s prov\u011b\u0159en\u00fdm \u0161pan\u011blsk\u00fdm advok\u00e1tem<\/strong>, kter\u00fd zajist\u00ed m\u00edstn\u00ed pr\u00e1vn\u00ed kroky. N\u00ed\u017ee uv\u00e1d\u00edme podrobn\u00fd, av\u0161ak srozumiteln\u00fd p\u0159ehled jednotliv\u00fdch krok\u016f p\u0159evodu nemovitosti ve \u0160pan\u011blsku a stru\u010dn\u00fd popis cel\u00e9ho procesu.<\/p>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div><\/div><\/div>

<\/span><\/div><\/div><\/div>

Pr\u00e1vn\u00ed a technick\u00e9 prov\u011b\u0159en\u00ed nemovitosti (tzv. due diligence) <\/strong><\/h4>\n
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Jedn\u00edm z nejd\u016fle\u017eit\u011bj\u0161\u00edch krok\u016f je komplexn\u00ed prov\u011b\u0159en\u00ed pr\u00e1vn\u00edho stavu nemovitosti<\/strong>. Tato f\u00e1ze m\u00e1 z\u00e1sadn\u00ed v\u00fdznam pro minimalizaci budouc\u00edch rizik.<\/p>\n<\/p>\n

Prov\u011b\u0159uj\u00ed se zejm\u00e9na z\u00e1pisy v katastru nemovitost\u00ed (Registro de la Propiedad)<\/strong>, vlastnick\u00e9 pr\u00e1vo a p\u0159\u00edpadn\u00ed spoluvlastn\u00edci, z\u00e1stavn\u00ed pr\u00e1va, hypot\u00e9ky a v\u011bcn\u00e1 b\u0159emena, p\u0159\u00edpadn\u00e9 exekuce \u010di soudn\u00ed spory. V\u00fdznam m\u00e1 samoz\u0159ejm\u011b i ov\u011b\u0159en\u00ed skute\u010dn\u00e9 v\u00fdm\u011bry a popisu nemovitosti \u010di kontrola p\u0159\u00edpadn\u00fdch dluh\u016f \u010di omezen\u00ed.<\/p>\n

D\u016fle\u017eit\u00e9 je rovn\u011b\u017e prov\u011b\u0159it, zda m\u00e1 nemovitost v\u0161echna pot\u0159ebn\u00e1 stavebn\u00ed povolen\u00ed a kolauda\u010dn\u00ed dokumenty<\/strong>. Od 1. \u010dervna 2013 je toti\u017e povinnou sou\u010d\u00e1st\u00ed p\u0159evodu energetick\u00fd pr\u016fkaz (Certificado de Eficiencia Energ\u00e9tica)<\/strong> a v n\u011bkter\u00fdch autonomn\u00edch spole\u010denstv\u00edch tak\u00e9 C\u00e9dula de Habitabilidad<\/strong>, tedy potvrzen\u00ed o spln\u011bn\u00ed minim\u00e1ln\u00edch standard\u016f pro bydlen\u00ed.<\/p>\n

Bez t\u011bchto dokument\u016f nelze p\u0159evod pova\u017eovat za pr\u00e1vn\u011b bezpe\u010dn\u00fd. Pr\u00e1vn\u00ed a technick\u00e9 prov\u011b\u0159en\u00ed nemovitosti p\u0159edstavuje kl\u00ed\u010dov\u00fd krok cel\u00e9ho procesu. Odborn\u00e1 due diligence proveden\u00e1 advok\u00e1tem v\u00fdrazn\u011b sni\u017euje riziko budouc\u00edch pr\u00e1vn\u00edch komplikac\u00ed a poskytuje kupuj\u00edc\u00edmu jistotu, \u017ee nab\u00fdv\u00e1 nemovitost bez skryt\u00fdch pr\u00e1vn\u00edch vad.<\/p>\n

Vlastnictv\u00ed nemovitosti a forma nabyt\u00ed<\/strong><\/h4>\n

V\u011bt\u0161ina nemovitost\u00ed ve \u0160pan\u011blsku je ve voln\u00e9m vlastnictv\u00ed (freehold)<\/strong>, kter\u00e9 oprav\u0148uje vlastn\u00edka k neomezen\u00e9mu u\u017e\u00edv\u00e1n\u00ed nemovitosti. P\u0159evod vlastnick\u00e9ho pr\u00e1va se v praxi uskute\u010d\u0148uje formou not\u00e1\u0159sk\u00e9ho z\u00e1pisu \u2013 kupn\u00ed smlouvy (Escritura de compraventa)<\/strong>, kter\u00fd je nezbytn\u00fd pro z\u00e1pis do katastru nemovitost\u00ed a zaji\u0161t\u011bn\u00ed pln\u00e9 pr\u00e1vn\u00ed ochrany kupuj\u00edc\u00edho.<\/p>\n

Sou\u010dasn\u011b je t\u0159eba rozhodnout, zda nemovitost bude po\u0159\u00edzena v\u00e1mi:<\/p>\n

    \n
  • jako soukromou osobou<\/strong>, nebo<\/li>\n
  • prost\u0159ednictv\u00edm obchodn\u00ed spole\u010dnosti<\/strong>.<\/li>\n<\/ul>\n

    Tato volba m\u00e1 v\u00fdznamn\u00e9 da\u0148ov\u00e9 a pr\u00e1vn\u00ed dopady<\/strong>, se kter\u00fdmi v\u00e1m pom\u016f\u017ee odborn\u00fd pr\u00e1vn\u00ed poradce.<\/p>\n

    V p\u0159\u00edpad\u011b koup\u011b man\u017eeli je nutn\u00e9 ur\u010dit majetkov\u00fd re\u017eim man\u017eel\u016f<\/strong>, a to podle pr\u00e1va rozhodn\u00e9ho dle mezin\u00e1rodn\u00edho pr\u00e1va soukrom\u00e9ho. Nespr\u00e1vn\u00e9 ur\u010den\u00ed m\u016f\u017ee v\u00e9st k probl\u00e9m\u016fm p\u0159i budouc\u00edm p\u0159evodu \u010di d\u011bd\u011bn\u00ed.<\/p>\n

    Hypot\u00e9ka a dal\u0161\u00ed zat\u00ed\u017een\u00ed<\/strong><\/h4>\n

    Z katastru nemovitost\u00ed ve \u0160pan\u011blsku lze zjistit, zda je nemovitost zat\u00ed\u017eena z\u00e1stavn\u00edm pr\u00e1vem k zaji\u0161t\u011bn\u00ed<\/strong> hypot\u00e9\u010dn\u00edho \u00fav\u011bru vlastn\u00edka nebo jin\u00fdmi pr\u00e1vy t\u0159et\u00edch osob<\/strong>. S t\u011bmito pr\u00e1vy je nutn\u00e9 se p\u0159edem pr\u00e1vn\u011b vypo\u0159\u00e1dat a p\u0159\u00edpadn\u011b odpov\u00eddaj\u00edc\u00edm zp\u016fsobem \u0159e\u0161it v\u00fdmaz t\u011bchto pr\u00e1v \u010di \u00fapravu smluvn\u00ed dokumentace.<\/p>\n

    Pokud kupuj\u00edc\u00ed financuje n\u00e1kup hypot\u00e9kou, je hypote\u010dn\u00ed smlouva<\/strong> obvykle podepisov\u00e1na sou\u010dasn\u011b s kupn\u00ed smlouvou<\/strong> p\u0159ed not\u00e1\u0159em<\/strong>, a to za \u00fa\u010dasti z\u00e1stupce banky. Tato skute\u010dnost je pak zapisov\u00e1na do katastru nemovitost\u00ed. Banky zpravidla zaji\u0161\u0165uj\u00ed i administrativn\u00ed kroky spojen\u00e9 se z\u00e1pisem hypot\u00e9ky a \u00fahradou souvisej\u00edc\u00edch dan\u00ed.<\/p>\n

    Doporu\u010dujeme \u0159e\u0161it financov\u00e1n\u00ed je\u0161t\u011b p\u0159ed podpisem p\u0159edb\u011b\u017en\u00e9 smlouvy<\/strong>, p\u0159\u00edpadn\u011b si alespo\u0148 nechat zpracovat odhad hodnoty nemovitosti<\/strong>.<\/p>\n

    Sou\u010d\u00e1st\u00ed kontroly je tak\u00e9 ov\u011b\u0159en\u00ed, \u017ee jsou uhrazeny m\u00edstn\u00ed dan\u011b, poplatky za elekt\u0159inu, vodu, plyn a dal\u0161\u00ed slu\u017eby.<\/p>\n

    Ot\u00e1zky souvisej\u00edc\u00ed s existuj\u00edc\u00edmi z\u00e1stavn\u00edmi pr\u00e1vy, jin\u00fdmi pr\u00e1vy t\u0159et\u00edch osob a hypote\u010dn\u00ed smlouvou je vhodn\u00e9 sv\u011b\u0159it advok\u00e1tovi, kter\u00fd dok\u00e1\u017ee tyto vztahy odborn\u011b posoudit a zajistit jejich spr\u00e1vn\u00e9 smluvn\u00ed a pr\u00e1vn\u00ed o\u0161et\u0159en\u00ed.<\/p>\n

    Dokon\u010den\u00ed koup\u011b a z\u00e1pis do katastru<\/strong><\/h4>\n

    P\u0159i podpisu kone\u010dn\u00e9 kupn\u00ed smlouvy:<\/p>\n

      \n
    • kupuj\u00edc\u00ed uhrad\u00ed zb\u00fdvaj\u00edc\u00ed \u010d\u00e1st kupn\u00ed ceny,<\/li>\n
    • prod\u00e1vaj\u00edc\u00ed p\u0159ed\u00e1 kl\u00ed\u010de a vyklid\u00ed nemovitost,<\/li>\n
    • not\u00e1\u0159 sep\u00ed\u0161e Escritura de compraventa<\/strong>.<\/li>\n<\/ul>\n

      Pokud se nem\u016f\u017eete osobn\u011b dostavit, lze v\u0161e vy\u0159e\u0161it prost\u0159ednictv\u00edm pln\u00e9 moci<\/strong>, na jej\u00edm\u017e z\u00e1klad\u011b v\u00e1s m\u016f\u017ee zastupovat jin\u00e1 osoba (nap\u0159. advok\u00e1t).<\/p>\n

      Po podpisu smlouvy je nutn\u00e9 podat p\u0159\u00edslu\u0161n\u00e1 da\u0148ov\u00e1 p\u0159izn\u00e1n\u00ed<\/strong>, uhradit dan\u011b<\/strong> a zajistit z\u00e1pis vlastnick\u00e9ho pr\u00e1va do katastru nemovitost\u00ed<\/strong>.<\/p>\n

      Financov\u00e1n\u00ed <\/strong>bankou <\/b>z \u010cesk\u00e9 republiky<\/strong><\/h4>\n

      Financov\u00e1n\u00ed koup\u011b nemovitosti ve \u0160pan\u011blsku prost\u0159ednictv\u00edm z\u00e1stavy nemovitosti nach\u00e1zej\u00edc\u00ed se v \u010cesk\u00e9 republice je v praxi mo\u017en\u00e9 a \u010dasto vyu\u017e\u00edvan\u00e9 \u0159e\u0161en\u00ed. Tento postup je vhodn\u00fd zejm\u00e9na pro klienty, kte\u0159\u00ed ji\u017e v \u010cR vlastn\u00ed byt nebo d\u016fm a cht\u011bj\u00ed jej vyu\u017e\u00edt jako zaji\u0161t\u011bn\u00ed hypote\u010dn\u00edho \u00fav\u011bru.<\/p>\n

      Z\u00e1kladn\u00ed princip spo\u010d\u00edv\u00e1 v tom, \u017ee hypote\u010dn\u00ed \u00fav\u011br je poskytnut \u010deskou bankou a zaji\u0161t\u011bn z\u00e1stavn\u00edm pr\u00e1vem k nemovitosti v \u010cesk\u00e9 republice. Finan\u010dn\u00ed prost\u0159edky jsou n\u00e1sledn\u011b pou\u017eity na koupi bytu ve \u0160pan\u011blsku, kter\u00fd nen\u00ed zat\u00ed\u017een z\u00e1stavn\u00edm pr\u00e1vem banky.<\/p>\n

      V\u00fdhodou tohoto \u0159e\u0161en\u00ed jsou zpravidla v\u00fdhodn\u011bj\u0161\u00ed \u00farokov\u00e9 sazby, jednodu\u0161\u0161\u00ed komunikace s bankou v \u010desk\u00e9m prost\u0159ed\u00ed a skute\u010dnost, \u017ee \u0161pan\u011blsk\u00e1 nemovitost z\u016fst\u00e1v\u00e1 bez z\u00e1stavy<\/strong>. Tento model financov\u00e1n\u00ed z\u00e1rove\u0148 umo\u017e\u0148uje flexibiln\u011bj\u0161\u00ed budouc\u00ed nakl\u00e1d\u00e1n\u00ed s nemovitost\u00ed ve \u0160pan\u011blsku.<\/p>\n

      Proces obvykle za\u010d\u00edn\u00e1 posouzen\u00edm hodnoty \u010desk\u00e9 nemovitosti a bonity klienta bankou. Po schv\u00e1len\u00ed \u00fav\u011bru doch\u00e1z\u00ed k jeho \u010derp\u00e1n\u00ed a \u00fahrad\u011b kupn\u00ed ceny ve \u0160pan\u011blsku. Samotn\u00e1 koup\u011b nemovitosti ve \u0160pan\u011blsku prob\u00edh\u00e1 standardn\u00edm postupem podle m\u00edstn\u00edho pr\u00e1va.<\/p>\n

      Je d\u016fle\u017eit\u00e9 m\u00edt financov\u00e1n\u00ed zaji\u0161t\u011bno je\u0161t\u011b p\u0159ed podpisem p\u0159edb\u011b\u017en\u00e9 kupn\u00ed smlouvy, aby se p\u0159ede\u0161lo riziku ztr\u00e1ty slo\u017een\u00e9 z\u00e1lohy. Sou\u010dasn\u011b je nutn\u00e9 po\u010d\u00edtat s kurzov\u00fdm rizikem a s \u010dasovou koordinac\u00ed jednotliv\u00fdch krok\u016f.<\/p>\n

      Dan\u011b a souvisej\u00edc\u00ed n\u00e1klady<\/strong><\/h4>\n

      Da\u0148ov\u00e9 zat\u00ed\u017een\u00ed se li\u0161\u00ed podle typu nemovitosti a regionu:<\/p>\n

        \n
      • da\u0148 z p\u0159evodu nemovitost\u00ed (ITP)<\/strong> u nemovitost\u00ed z druh\u00e9 ruky,<\/li>\n
      • DPH a kolkovn\u00e9 (AJD)<\/strong> u novostaveb.<\/li>\n<\/ul>\n

        Od 1. ledna 2022 se da\u0148 z p\u0159evodu vypo\u010d\u00edt\u00e1v\u00e1 z vy\u0161\u0161\u00ed \u010d\u00e1stky, tedy ze sjednan\u00e9 kupn\u00ed ceny nebo z tzv. referen\u010dn\u00ed ceny (Precio de Referencia)<\/strong> stanoven\u00e9 katastrem.<\/p>\n

        Da\u0148 je nutn\u00e9 uhradit obvykle do 30 dn\u016f od podpisu kupn\u00ed smlouvy<\/strong>, v z\u00e1vislosti na p\u0159\u00edslu\u0161n\u00e9m autonomn\u00edm spole\u010denstv\u00ed.<\/p>\n

        Obecn\u011b doporu\u010dujeme po\u010d\u00edtat s t\u00edm, \u017ee cca 12 % z kupn\u00ed ceny<\/strong> bude pot\u0159eba vy\u010dlenit na dan\u011b, not\u00e1\u0159sk\u00e9 poplatky, z\u00e1pis do katastru a odborn\u00e9 poradenstv\u00ed.<\/p>\n

        Identifika\u010dn\u00ed \u010d\u00edslo cizince (NIE)<\/strong><\/h4>\n

        Ka\u017ed\u00fd cizinec, kter\u00fd kupuje nemovitost ve \u0160pan\u011blsku, mus\u00ed m\u00edt p\u0159id\u011bleno NIE \u2013 identifika\u010dn\u00ed \u010d\u00edslo cizince<\/strong>. Bez n\u011bj nen\u00ed mo\u017en\u00e9 da\u0148ov\u011b dokon\u010dit p\u0159evod a zapsat vlastnictv\u00ed do katastru.<\/p>\n

        O \u010d\u00edslo NIE lze po\u017e\u00e1dat osobn\u011b, nebo prost\u0159ednictv\u00edm pln\u00e9 moci<\/strong>, na jej\u00edm\u017e z\u00e1klad\u011b m\u016f\u017ee cel\u00fd proces zajistit pr\u00e1vn\u00ed z\u00e1stupce.<\/p>\n

        Jak v\u00e1m m\u016f\u017eeme pomoci<\/strong><\/h4>\n

        Na\u0161e advok\u00e1tn\u00ed kancel\u00e1\u0159 v\u00e1m poskytne:<\/p>\n

          \n
        • z\u00e1kladn\u00ed pr\u00e1vn\u00ed orientaci v p\u0159evodu nemovitosti,<\/li>\n
        • koordinaci<\/strong> cel\u00e9ho procesu,<\/li>\n
        • zaji\u0161t\u011bn\u00ed spolupr\u00e1ce se zku\u0161en\u00fdm \u0161pan\u011blsk\u00fdm advok\u00e1tem<\/strong>, kter\u00fd zn\u00e1 m\u00edstn\u00ed pr\u00e1vo i praxi.<\/li>\n<\/ul>\n

          Sou\u010dasn\u011b m\u016f\u017eeme doporu\u010dit vhodn\u00e9ho realitn\u00edho experta<\/strong> k nalezen\u00ed ide\u00e1ln\u00ed nemovitosti a hypote\u010dn\u00edho specialistu<\/strong> k zaji\u0161t\u011bn\u00ed financov\u00e1n\u00ed.<\/p>\n

          D\u00edky tomu minimalizujete rizika a cel\u00fd proces prob\u011bhne bezpe\u010dn\u011b a srozumiteln\u011b.<\/p>\n<\/div>\n<\/div>

          <\/div>
          <\/div><\/div><\/div><\/div>
          \n
          \n
          \n
          \n

          Jan Ambro\u017e<\/b>, advok\u00e1t (\u010cR), evropsk\u00fd usazen\u00fd advok\u00e1t (SR)<\/p>\n

          Pavl\u00edna Lavi\u010dkov\u00e1<\/b>, realitn\u00ed expertka<\/p>\n

          ____________________________________<\/p>\n

          Tento \u010dl\u00e1nek m\u00e1 v\u00fdhradn\u011b informativn\u00ed charakter a nep\u0159edstavuje pr\u00e1vn\u00ed poradenstv\u00ed ani pr\u00e1vn\u00ed n\u00e1zor. Jeho c\u00edlem je poskytnout obecn\u00fd p\u0159ehled procesu nabyt\u00ed nemovitosti ve \u0160pan\u011blsku pro b\u011b\u017en\u00e9 kupuj\u00edc\u00ed.<\/p>\n

          Informace vych\u00e1zej\u00ed z pr\u00e1vn\u00ed \u00fapravy a praxe platn\u00e9 k datu 1. 12. 2025 a mohou se li\u0161it v z\u00e1vislosti na konkr\u00e9tn\u00edm regionu, typu nemovitosti a individu\u00e1ln\u00edch okolnostech p\u0159\u00edpadu. P\u0159ed u\u010din\u011bn\u00edm jak\u00fdchkoli pr\u00e1vn\u00edch \u010di finan\u010dn\u00edch krok\u016f doporu\u010dujeme v\u017edy konzultovat konkr\u00e9tn\u00ed situaci s kvalifikovan\u00fdm pr\u00e1vn\u00edm poradcem.<\/p>\n<\/p>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div><\/div><\/div><\/div><\/div>","protected":false},"excerpt":{"rendered":"","protected":false},"author":17,"featured_media":4750,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"rs_blank_template":"","rs_page_bg_color":"","slide_template_v7":"","footnotes":""},"categories":[34,44,39,1,36,42],"tags":[],"class_list":["post-4749","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-aktuality","category-dane","category-nemovitosti","category-nezarazene","category-podnikani","category-sluzby"],"acf":[],"yoast_head":"\nKoup\u011b nemovitosti ve \u0160pan\u011blsku \u2013 pr\u00e1vn\u00ed pr\u016fvodce pro kupuj\u00edc\u00ed - 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