Bridging finance eligibility checklist — Spain.

Spanish bridging lenders will assess the individuals and entities behind the transaction before looking at the asset. A credible sponsor accelerates terms; an unclear one slows or blocks them.

• Passport or national ID for every ultimate beneficial owner (25%+).
• NIE (Número de Identificación de Extranjero) for each non-resident borrower or guarantor.
• CV or track record — prior developments, investments or asset ownership.
• Two years of personal or corporate tax returns (or equivalent).
• Source-of-wealth and source-of-funds narrative, with supporting evidence.
• Bank references and, where relevant, professional references.

Almost all Spanish bridging is written to a Spanish SPV (typically an S.L.) that holds — or will hold — the asset. Lenders need a clean, mapped structure with no surprises.

• Certificate of incorporation and up-to-date articles of the borrowing SPV.
• Shareholder register and full ownership chain to ultimate beneficial owners.
• Board resolution approving the facility and appointing signatories.
• Confirmation of good standing and no outstanding tax or social security debts.
• Where an offshore holding company is used, corporate documents and UBO disclosure for that entity.

The security package is the anchor of the transaction. Lenders will want a first charge over a clean, valuable, and enforceable asset — with independent confirmation of value.

• Nota simple from the Registro de la Propiedad (issued within the last 30 days).
• Escritura de compraventa (title deed) for the current owner.
• IBI (property tax) receipt for the current year — evidence of no arrears.
• Cadastral certificate confirming registered surface area and use.
• Community of owners certificate confirming no outstanding charges (for apartments/units).
• RICS or Spanish-regulated (ECO 805/2003) valuation — or a lender-appointed panel valuation.
• Building insurance in place — reinstatement value at least equal to the loan.

Where the bridge funds land, planning gain or a partially built scheme, the planning position becomes part of the underwriting.

• Current planning status — licencia de obra mayor / menor as applicable.
• Approved architect's project (proyecto básico y de ejecución) where works are underway.
• Certificate of works progress signed by the project architect.
• Copy of any first occupation licence (licencia de primera ocupación) already granted.
• Contractor appointment, build contract and remaining cost-to-complete schedule.
• Realistic planning timetable where consent is not yet fully in place.

Bridging lenders in Spain underwrite the exit before they underwrite anything else. A vague exit is the fastest way to a decline. Expect to evidence:

• Sale exit: comparable evidence, marketing agent appointment, existing reservations or offers.
• Refinance exit: indicative term-sheet or written appetite from a senior lender.
• Completion exit: credible build timeline, cost-to-complete and route to occupation certificate.
• Contingency plan — a plausible Plan B if the primary exit slips.

• Loan size: €500k to €25m+, with select lenders going higher.
• Term: 6–24 months, extendable by prior agreement.
• LTV: up to 60–65% on land, 65–70% on completed or income-producing stock.
• Interest: retained upfront, rolled monthly, or serviced.
• Fees: arrangement 1.5–2%, exit 0–1%, plus valuation and legal costs.
• Security: first-ranking mortgage over the Spanish asset, held via SPV.
• Recourse: personal or corporate guarantees, often capped.
• Jurisdiction: mainland Spain, Balearics and Canaries most active; some islands attract narrower lender panels.

• No credible exit, or an exit dependent on a single uncertain event.
• Unresolved planning, licensing or urbanistic disputes on the asset.
• Outstanding IBI, community fees, or embargoes registered against the property.
• Opaque ownership chains or reluctance to disclose ultimate beneficial owners.
• Source-of-wealth that cannot be evidenced with documents.
• Aggressive valuation assumptions unsupported by comparables.
• Sponsors with no relevant track record on the asset class being financed.

We help you present Spanish bridging enquiries the way specialist lenders want to see them — with the exit, security and sponsor story front and centre. That typically compresses time from initial approach to indicative terms from weeks to days.

Send us what you have. We will tell you what is missing, what needs strengthening, and which lenders on our panel are the most credible fit before spending time on formal applications.