How long from signing the deposit contract to getting paid?

Typically 45-90 days from signing the deposit contract to signing before notary and getting paid. If the buyer needs a mortgage, normally 60-75 days. Without a mortgage and full documentation ready, it can close in 30 days.

How much is paid as deposit (arras)?

Standard in Sueca is 10% of the sale price as penitential deposit. In faster operations or with very serious buyers, 5% is accepted. Penitential deposits allow the buyer to walk away losing what's paid, or the seller to walk away paying double.

What if the buyer can't get the mortgage?

Depends on how the deposit contract is drafted. If the deposit includes a suspensive condition based on mortgage approval and the mortgage is denied, the money is returned. Without that clause, the buyer loses the deposit. That's why this clause is critical.

Who pays notary and registry fees?

By general rule (Civil Code Article 1455), notary and matriz for the seller, deed, gestoría and registry for the buyer. The mortgage is paid by the bank (under the 2019 mortgage law). In practice in Sueca, this rule is typically followed.

How much does the seller receive on signing day?

Receives the total price minus deductions: deposit already paid (deducted), legal withholdings if applicable (3% if non-resident, municipal capital gains if assumed by buyer), agency commission if paid that day. Usually paid by SEPA bank transfer or bank cheque at the notary.

From signing the deposit contract to receiving the sale: real timelines in Sueca and Valencia

One of the questions sellers ask most is: “I’ve signed the deposit contract… when do I get paid?”. The short answer is between 45 and 90 days, but with many variables.

Knowing each milestone and the associated timelines helps planning — especially if you need the money to buy another property in a chain.

What the deposit is and why it matters

The deposit contract (arras) (signed privately, not before notary) commits both parties to closing the operation within a set deadline. Three types:

Penitential deposit (most common in Sueca): allows the buyer to walk away losing what’s paid, or the seller to pay double if backing out.
Confirmatory deposit: advance payment, no possibility to back out without serious consequences (contractual breach).
Penal deposit: a penalty for breach without possibility to back out.

Most residential operations sign penitential with 10% of the price.

The typical timeline

Day 0 — Signing the deposit

Buyer pays 10% of the price. Seller delivers initial documentation. Deadline for signing before notary is set (typically 60-75 days).

Days 0-15 — Buyer starts arrangements

If mortgage needed: applies at their bank. Binding offer takes 3-6 weeks.
Requests registry simple note (1-2 days).
Requests energy certificate if seller hasn’t provided.

Days 15-45 — Bank evaluates

Property valuation (1-2 weeks).
Bank risk analysis.
Binding offer (FEIN) — 14 mandatory reflection days.
Pre-notary deed of mortgage transparency.

Days 45-60 — Signing preparation

Seller gathers final certificates (community debt, property tax, utilities).
Notary prepares the deed draft.
Date and time agreed with everyone.
Buyer goes to bank to validate fund provision.

Signing day — The payment

Notary appointment (usually between 11am and 6pm).
Reading of the deed.
Buyer pays the price (bank cheque or immediate SEPA transfer).
Seller hands over keys and signs.
Seller is paid the same day.

Variants by scenario

Scenario A: cash buyer

30-45 total days from deposit to signing.
No bank valuation, no binding offer, no pre-deed.
Much faster and more predictable.

Scenario B: buyer with mortgage (typical)

60-90 days from deposit to signing.
Subject to bank evaluation.
Main risk: mortgage may be denied.

Scenario C: seller with pending mortgage to cancel

Same timeline + 1-2 days to coordinate cancellation of old mortgage.
On signing day, part of the price goes to cancel the seller’s mortgage (direct transfer to bank).

Scenario D: sale with suspensive condition

If the deposit includes conditions (planning, segregation, pending inheritance), timeline may extend to 3-6 months.

Typical obstacles that delay

From experience handling sales in Sueca and comarca:

Mortgage denied or low valuation (2-3 weeks lost, possible price renegotiation).
Unresolved registry charges (seizures, preemption rights, prohibitions).
Missing habitability certificate (15-30 days to get one in the Valencian Community).
Pending community settlement (unnotified extraordinary levies).
Miscalculated municipal capital gains (impacts closing).
Foreigner documents without Apostille of The Hague (1-3 weeks to obtain).

What the seller can do to speed up

Gather all documentation before signing the deposit: registry note, original deed, property tax, energy certificate, habitability certificate, community of owners certificate.
If you have a mortgage, request from the bank the outstanding balance certificate from the start.
Get an updated registry note the week before signing to check for new charges.
Confirm the bank account for receipt and check transfer limits.

And if the buyer backs out

If the deposit is penitential and the buyer walks:

Seller keeps the 10% paid.
Flat returns to the open market.
Considered patrimonial income for seller’s Income Tax purposes.

If the seller backs out, they pay double.

Recommendation

Don’t sign a deposit contract without identifying a realistic signing deadline and, if the buyer needs a mortgage, without seeing their bank pre-approval. A rushed deposit signature with a buyer with unclear financing is one of the most frequent causes of operations that fail at 6-8 weeks.

At INSA we require bank documentation from buyers before moving to deposit. It’s a filter that prevents 95% of problems.