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Moving to San Miguel de Salinas
If you are thinking of moving to San Miguel de Salinas, then you must read our expat interview with Andrew Fox of Villas Fox & Spanish Bank Propertiesbelow:
Andrew, what would you say would be the advantages to living in San Miguel de Salinas compared to other Costa Blanca towns?
San Miguel de Salinas represents the ideal location if you want to have the best of both worlds, ie easy access to beaches and golf, but in a traditional, friendly Spanish environment, which doesn’t get too busy in the summer, or deserted in the winter. Despite the small size of the town, the medical and education facilities are excellent, which means it’s a great place for all age groups.
Would the area not suit certain types of people, i.e. are there any possible downsides?
Although there is a very wide variety of bars and restaurants to choose from, some with live entertainment occasionally, it’s not an ideal location for young people looking for a lot of nightlife.
What proportion of the local population are Spanish?
In the town centre, the majority of residents are Spanish, but including the various urbanizations on the outskirts of the town, and including property owners who aren’t necessarily resident the whole year round, the balance between Spanish and non-Spanish is probably about 50-50.
What are your favourite things to do in the area?
Enjoying the reasonably priced local and international cuisine, walking, cycling and running in the beautiful countryside which surrounds the town. In summer or winter, it’s only a 10-15 minute drive to several different beaches which are great to enjoy before returning to the more laid-back pace of life in San Miguel. Watching the local football team Racing San Miguel beat local opposition. Improving my Spanish with the locals whilst learning something new every day about their way of life. Taking photos – the light is incredible all year round! Walking in the pine forest and through the orange, lemon and almond groves. Swimming or playing tennis at the excellent public sports facilities. Dressing up in the annual carnival parade. Watching the local amateur theatre group in the Casa de Cultura. Not wearing a coat for about 11 months of the year!
Can you give us some insider tips to the best bars or restaurants?
If you’re looking for excellent value Spanish tapas and meals, then you will be well looked-after in Mesón Rincón de Paco, El Prado, Los Caracoles or Casa Antonio to name but a few. For finer dining you can spoil yourselves at Pimientos (British), Market St (British) and the Cuevas restaurant which is a Spanish restaurant now managed by a Scandinavian team, and where you can enjoy your meal sitting in your own private cave! (Some of San Miguel´s residents still live in caves in the centre of town!) San Miguel also has an Indian restaurant (The Golden Curry) and very reasonably-priced Chinese restaurant (Gran China). There are many more and you have the opportunity to try a small dish from all of them on the annual September tapas run!
Are there many facilities such as doctors and dentists, shops etc?
San Miguel has a 24-hour medical centre which never closes, various dentists, pharmacies, bakers, butchers, tobacconists, hairdressers, banks, supermarkets etc and there are large, modern shopping centres just a short drive away in neighbouring Orihuela Costa and Torrevieja, eg La Zenia Boulevard - the largest shopping centre in the whole of Alicante province!
Are there smaller villages nearby that you might also recommend?
There is a very pleasant country road through the pine forest which takes you past the castle to Rebate (a hamlet with a great restaurant with views) and on to the small village of Torremendo which sits by the lake of La Pedrera and is well worth a visit.
What are the nearest international schools and how good are they?
San Miguel offers public education at infant, primary and secondary level and both the primary (Colegio Gloria Fuertes) and secondary (I.E.S. Los Alcores) schools are well-used to catering for young people whose first language is not Spanish. Our own boys went into the local primary school aged 4 and 8 when we arrived, and we wouldn´t hesitate to recommend both schools. The fact that they couldn´t speak more than a couple of words of Spanish did not hold them back, and like many other foreign children who go to the state schools, they are now fluent in both their native language and Spanish. We found the level of maths and science to be particularly high, and when our eldest son eventually went to study maths and computer science in an English university, he had already covered some of the first year coursework in his classes in Spain. However, if you feel that your children would be better suited at a private, international school, San Miguel has the El Limonar International School (ELIS) in Villamartin, which has a great reputation. There is also a small private academy in the town centre (The O´Brien International School and College) which offers tuition to small groups of students hoping to gain qualifications recognized in the UK, or to give extra help to students attending the Spanish schools, and also has a fantastic reputation.
Is crime an issue for expats?
Crime is not a major issue for expats, as long as you take the usual precautions which you would in the UK, and it is a safe environment both day and night. San Miguel has both a local police station and a Guardia Civil station in the centre of town.
Coming onto buying property, what is the market like now in terms of prices going up, or down or staying the same?
After several years of recession, the property market has started to move again in San Miguel, with the number of transactions recovering at a faster pace than in neighbouring towns such as Orihuela Costa or Torrevieja. Prices are starting to improve too, especially at the higher end of the market.
Is this a good time to buy and are there any repossessions or very cheap properties still available to buy?
It’s a great time to buy because there are still some excellent value properties available, and British vendors are particularly keen to strike a deal whilst they can take advantage of the weak pound following the Brexit vote.
What urbanisations are there and can you describe each one and how they might differ from each other?
Las Comunicaciones/Villasmaria – luxury but affordable detached villas on plots averaging 500 m2, both traditional and modern, many with stunning views of the salt lake and Med in the distance, with the Sierra Escalona pine forest as a backdrop, and only 2km from all the facilities of San Miguel town centre.
Villasmaria II/La Cañada – conveniently situated between San Miguel and Villamartin, a more modern urbanization, with most properties having a communal pool.
Balcón de la Costa – this urbanization is more like an extension of the town centre itself and it’s only 5-10 minutes walk from most properties into town, which is a huge benefit for those not wanting to depend on a car or taxi every day. The properties are generally 20-30 years old, some without a pool, some with a communal pool and are a great option if you’re looking for an affordable place in the sun.
Lago Azul – a very small urbanization with luxury villas on the road between San Miguel and Torrevieja
Blue Lagoon/El Galan/Las Filipinas – urbanisations on the outskirts of San Miguel, bordering Orihuela Costa and slightly closer to the coast than some of the other urbanisations. This area is more built-up but there is a wide variety of property types and prices, and is popular both with holidaymakers and permanent residents. Many of the streets are quite tranquil, even in the middle of summer, despite being closer to the coast.
Lakeview Mansions (Lo Rufete) – a small urbanization of approx. 80 detached properties most with private pools on small plots of approx 200-250 m2, located between San Miguel and Torremendo very close to La Pedrera lake and surrounded by citrus groves. Besides the stunning natural scenery around the lake, there is a very pleasant country walk to San Miguel town centre. More suited to car owners as a little more isolated than some of the other urbanizations. A great option if you’re looking for a detached villa with pool on a lower budget.
Las Colinas – a golf course with top-end modern properties (both apartments and villas) in the heart of the Sierra Escalona pine forest. The location is spectacular, and the facilities include a gymnasium, forest walks, restaurant, bar, golf shop etc
How much are the typical property prices in San Miguel de Salinas for apartments, villas etc?
Modern 2-bedroom apartments with communal pools and lifts are typically 65-75,000 euros, and villas with pools typically vary from 175,000 – 300,000 euros although you can expect to pay a lot more for villas at the top-end of the range, and we have villas available on Lakeview Mansions with private pools that are very reasonably-priced.
Any tips and advice to people looking to buy in San Miguel de Salinas or surrounding area?
San Miguel is often overlooked by holidaymakers and property buyers simply because it isn’t right on the coast. However, even closer to the coast there are very few properties where you won’t need a car on a daily basis, and in San Miguel you have excellent facilities, an enviable choice of bars and restaurants, and it’s a lot less built-up than on the coast, with great views of the salt lake and Med from its slightly elevated position.
Choose a reputable estate agent with a wide variety of properties on their books, and make sure they listen to what you want, rather than the other way round! Use a proper solicitor rather than just someone who specializes in conveyancing, and dedicate several days to viewing properties, rather than trying to see them all on one day. And when you find the house of your dreams, make sure you have a credit/debit card or funds available to pay a deposit to your solicitor or intermediary to reserve the property without delay. But before you pay a deposit, make sure that you are satisfied with the condition of the property, ask what contents are included, ask what the rateable value (valor real) of the property is (if it´s higher than the sale price then you could have to pay extra tax), ask if the full property is on the deeds, ask what the community fees are if it´s part of a community of owners, ask if it´s in the military zone (due to an old law, some properties in this area are designated as being in a military zone due to their proximity to the naval base at Cartagena, and non-EU buyers eg British have to seek military authorisation to buy there - something your solicitor can help you with), and make sure the location is right for you.
Andrew, thank you so much for taking the time to help our readers with your experiences in Spain. If you want to contact him, you can find his details below.
Andy Fox (Sales Manager)
Villas Fox S.L.
The above interview was first published on http://www.spainmadesimple.com/costa-blanca/san-miguel-de-salinas/ on 15th November 2016
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Great photographs will sell your house faster, and for a better price! However, to take great property photographs you need more than a photographer with a good camera, great lens, flash, tripod, years of photographic experience etc. You also need the property to be well-prepared for the photo shoot. This can make all the difference. A beautiful bathroom shot can be ruined by having the owners´ toothbrushes in sight with the toilet seat up and a smear on the mirror. A great kitchen shot can be ruined by a tea-towel hanging over the oven handle and the fridge covered in post-it notes and fridge magnets. A wonderful lounge shot can be ruined by a couple of pets lounging on the sofa and Jeremy Kyle on the TV! I think you get the picture! It´s about de-personalising the property but still making it inviting. It´s fine to show off your furniture because that´s something that anyone could use, but if you have personal items on display such as clothes, photographs, toothbrushes etc these are things that nobody else wants to use and only serve as a reminder that the house is somebody else´s home. The buyers need to start imagining themselves making it their own home.
So, here are some tips for how to prepare your home for the photo shoot: REMOVE OR HIDE AWAY THE FOLLOWING ITEMS: * as many personal belongings and photographs as possible (clothes, shoes, family photos, football or religious icons) * bins and cleaning equipment - we all know kitchens don´t stay beautiful without a mop and bucket and a waste bin, but those things won´t sell your property! - so please try to keep them well out of sight! That goes for cans of insect spray too! (you´d be surprised.....) * pet bedding, dishes, toys....in fact everything to do with your pets including your pets (except fish tanks, fish tanks can stay, if nice and clean!) * anything in the garden or on your balcony that can be easily stored away to make the outside space look more presentable * vehicles in front of the house - park them round the corner please, and preferably not in your garage * ash trays * paperwork, letters (especially bills!), newspapers, crossword books, knitting, craftwork, tools * coats and dressing gowns on the back of doors. I often take a shot that includes the back of the door, and so the backs of all the doors need to be free of coats, bags and dressing gowns please.
* in the bathroom, remove ALL toiletries (even the soap) and ALL towels (unless perfectly clean and folded - but if in doubt just hide them away). Don´t leave anything hanging over the side of the bath or the shower cubicle. Toilet rolls should either be full and unused or taken away completely. Packets of toilet wipes should be out of sight too. Bath robes/dressing gowns? No thanks, not even slinky leopard-print ones. Less is more! Remember that anything hanging on the back of the door will possibly be seen in the mirror, so nothing on the back of the door please.
* in the kitchen have the bare minimum on the worktops - ie no cleaning equipment, no crockery (clean or dirty), nothing in the kitchen sink, no Fairy Liquid, no boxes of cereals, nothing except shiny worktops and maybe just one feature appliance or two if they are of high quality. So unless your kettle and toaster are things of beauty that shout out "living the dream" - just hide them! * take all fridge magnets, calendars, post-it notes and shopping lists off the fridge and hide them somewhere, (and maybe keep them hidden so that when we do viewings you don´t have to go to that trouble again.)
* people - that´s right! It´s important that everybody stands behind the camera and not in front of it, so to make that easier the fewer people that are present the better. I can take quite a long time doing the photos, so feel free to go for a nice long walk whilst I concentrate on getting the photos right. THINGS TO CLEAN BEFORE THE PHOTO SHOOT: * mirrors * windows (it´s nice to see the view!) * ceiling fans (especially if they look like they would create a brown snowstorm if you were unlucky enough to turn them on) * make the beds please (!) and don´t have anything under the bed that will appear in the fotos if possible WHAT ABOUT LIGHTS? Before I arrive, please turn on all the lights that you think enhance the property, eg bedside table lights, spotlights in the ceilings etc. If you have multiple light fittings, make sure that all the bulbs are working and are preferably of the same colour (eg if they are a mix of yellowy-white and bright white, that doesn´t look good). When I´m taking the photos it can be quite difficult to manoeuvre the tripod from room to room, and having to worry about finding light switches and plugging in bedside lights can slow me down and detract from the business of taking great photographs. The extra electricity costs involved in doing this will be forgotten when you find a buyer for your home! If your home looks great at night, eg if you have pool and garden lights, let´s talk about the possibility of me returning to do some twilight shots. CAN WE USE THE PHOTOSHOOT AS AN OPPORTUNITY TO FINALISE THE PAPERWORK AND LOOK FOR BILLS? We prefer you to visit our Villas Fox office prior to the photoshoot with all your bills and documents and to sign the agency contract. Our office is the ideal place for us to scan your original documents if required, sign the contract, give you a copy of it, and discuss the marketing of the property if required. That will make it easier for you to have the property prepared for the photographs, and for me to concentrate on taking them. Of course that´s not always possible if you´re unable to visit our office, so we will try to be as flexible as possible of course. Remember - if you do as much of the above as possible before the photographer arrives, you will probably be handsomely rewarded by having much better fotos that will sell your home faster, and for a higher price! It will definitely be worth it!
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BUYER´S GUIDE – for when you´ve found your perfect property
Here´s a guide to buying Spanish property that we´ve put together to help you. You can also download the AIPP buyers guide here.
1. Inspect the property thoroughly, making sure you are satisfied with the state of repair of the property and its contents. Make an offer, stating how you will finance the property, and how soon you will be able to complete. If you are a cash buyer, indicate where the funds are held, and how quickly they can be released. If you need a mortgage, then we may ask you for information about income, existing loans etc, to assess your chances of getting the mortgage you need. The offer price is exclusive of taxes, registry, notary and solicitor fees which can add approx 10% plus 2-3,000 euros to the overall cost). Eg if your offer is 70,000 euros then you will need approx 79-80,000 euros to complete. Bear in mind that any items included in the furnishings are sold as seen and in the case of electrical appliances as untested and without any guarantee. It is also a good idea to ask your solicitor what the "valor real" (rateable value) of the house is before you make an offer, as this can affect the amount of tax you are liable for. To make any offer, please complete the form here: OFFER FORM
2. When the offer is accepted, and an approximate completion deadline agreed, ask for a copy of the title deeds, SUMA (council tax) and utility bills to be sent to your solicitor, so they can verify the legality of the property. If you don´t already have a solicitor or lawyer, then we can offer suggestions, but we recommend that you use a fully-qualified and registered lawyer. You can check if your lawyer is registered on the following website: (http://www.abogacia.es/servicios-abogacia/censo-de-letrados/) by typing their name (nombre) and surname (apellido) into the form, and then pressing “buscar”.
3. Whilst your solicitor is checking the title deeds, it´s best to lodge the deposit (we normally ask for 5%, subject to a minimum of 3,500 euros, but this can vary) with your solicitor or the agent, who will release the deposit when the checks have been made. Some vendors will not take the property off the market until they are in receipt of the deposit themselves. Therefore, it´s ESSENTIAL that your solicitor makes these checks in a timely fashion, otherwise another buyer could reserve the property. It should take no more than 2-3 working days to do these checks in most cases.
4. A reservation contract will be drawn up (either by the estate agent or by one of the solicitors) stating the purchase price, deadline to complete etc. If the property is to be sold furnished, then an inventory is sometimes included in the reservation contract.
5. Both parties sign the reservation contract and the deposit is transferred to the vendor. The deposit is non-refundable, and often the reservation contract states that the vendors will have to return double the deposit if they are unable to complete the transaction.
6. In some cases (eg where the time to completion is going to be longer than 6 weeks), it will be stipulated in the reservation contract that an additional deposit (part-payment) will have to be made prior to completion.
7. Arrangements need to be made to send the necessary funds to Spain if they aren´t already here. We can assist with currency exchange companies to reduce bank charges, and help with opening your Spanish bank account. We can also help arrange a Spanish mortgage for you too. If you are buying jointly with another person, make sure that you can demonstrate that the funds to purchase the property came from a JOINT ACCOUNT.
8. All buyers need to have their own NIE (foreigner identification number) number and certificate, which your solicitor can help obtain for you. It can take a few days or weeks to obtain.
9. Ask us for a quote for home insurance, and talk to your solicitor about making a Spanish will.
10. Please liaise with your legal representative (lawyer) regarding the date, time and notary where completion is due to take place. If you are unable to attend personally, you must grant your solicitor power of attorney in advance. This is a very straightforward process and can even be organised in your home country, but it´s usually easier to do it at a Spanish notary. Please note that even when the completion date is booked at the notary, circumstances can sometimes arise whereby this date has to be changed. The buyer cannot have the keys to the property until the completion is finalised at the notary, regardless of the reasons behind any delays to the completion.
11. On completion day, prior to going to the notary, you will normally go to the bank to obtain the various bankers drafts and cash required to complete the transaction. If you request in advance, you can also make a brief, final check of the property.
12. At the notary, you must bring your passport, original NIE certificate, proofs of deposit payment/s and details of how the deposit payment/s were made including bank account numbers. The vendors or their solicitor will bring the energy certificate, habitation certificate, keys etc
13. It´s not uncommon for completion at the notary to take up to 3 hours, sometimes even longer, so be prepared for a long wait, or consider giving your solicitor power of attorney before hand!
14. The notary will insist that you have someone (usually your solicitor) translate the deeds to you if you aren´t a fluent Spanish speaker.
15. Upon signing of the title deeds and exchange of bankers drafts, the keys are yours – congratulations!
16. Your solicitor will arrange for the electricity and water contracts to be changed into your name. Some monies will have been retained from the vendor to cover any estimated usage that hasn´t already been billed.
17. It is advisable to have the locks changed.
18. Your solicitor will pay your sales tax, notary and registry costs for you, and ensure that the property is registered in your name at the land registry. If you have taken a mortgage, the bank will take care of this.
19. If you will be living in Spain most of the time, when you have time, go to the town hall to register on the padron (so you can vote in local elections and the town can claim the correct amount of funding from central government)
20. Enjoy your fantastic new place in the sun!
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