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Recover the expenses you overpaid on your mortgage.

Appraisal, notary, registry, agency and set-up fee: the bank charged you for all of them, but Spanish law and courts say many are abusive and must be refunded. We claim them back for you.

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Average recovery · €5,400
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What you can claim

Five expenses the bank overcharged you.

The Spanish Supreme Court and the CJEU have declared it abusive that the bank charges the consumer for all the set-up expenses. These are the five reclaimable items — and the percentage case law refunds to the client.

01 · Appraisal

Property appraisal

100% reclaimable

The fee you paid before signing to appraise the property. According to the Supreme Court (STS 35/2021), it is the bank that must bear it, because it is done in its interest as security for the loan.

02 · Notary

Notary fees

50% reclaimable

Notary fees are split 50/50 between bank and client according to STS 46/2019. You paid 100% and can claim back the half plus the corresponding statutory interest.

03 · Registry

Land registry

100% reclaimable

The cost of registering the mortgage in the Land Registry is fully the bank's responsibility, because it benefits from having the security registered. Fully recoverable.

04 · Agency

Agency fees

100% reclaimable

The processing agency that handles the deed acts in the bank's interest. The Supreme Court declared abusive the clause that charged them exclusively to you: you recover 100%.

05 · Set-up fee

Mortgage set-up fee

100% reclaimable

Following the CJEU ruling (July 2023) and STS 816/2023, the set-up fee can be declared abusive if the bank cannot prove it corresponds to services actually rendered. Reclaimable in most cases.

+ Interest

Statutory interest from signing date

Extra on top of the total

On top of the expenses, we claim the statutory interest accrued from the date you paid each invoice. On older mortgages, they can add 20-30% extra on top of the principal.

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Ask us for a free case review and we will get back to you in less than 24 hours.

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Free calculator

How much can you recover?

Enter the signature year and your mortgage capital. We give you an indicative estimate in seconds.

How we do it

Four steps to your money.

01.
We study your deed. We locate the abusive expenses-allocation clause and calculate the exact reclaimable amount with the invoices in hand (or we request them from the bank if you no longer have them).
02.
We claim out of court. We send a formal demand. In many cases the bank settles and refunds your money without court — between 2 and 6 months.
03.
We sue if necessary. If the bank does not respond or refuses, we prepare the lawsuit with the latest Supreme Court and CJEU case law. Over 95% success rate on this type of claim.
04.
We recover the money. We also handle the enforcement of the ruling until the amount plus interest is in your account.
Free case review

Tell us your case. We review it for free.

Leave us your details and a lawyer from the firm will review your case personally. In less than 24 hours you will receive a report with the legal viability of the claim, the estimated amount and next steps.

  • Review at no cost and no obligation
  • Strict confidentiality · the bank is not told
  • Response in under 24 business hours
Applicable case law

The rulings that back your claim.

These are the Supreme Court and CJEU rulings we apply in every case. They are final and binding on all Spanish courts.

STS 46/2019 · 23 January 2019

Allocation of mortgage expenses

The Supreme Court (sitting en banc) sets the allocation: the bank bears appraisal, registry and agency; notary fees are split 50/50. The cornerstone of every current claim.

TJUE C-224/19 y C-259/19

The restitution claim cannot be time-barred in an abusive way

The CJEU strengthens consumer protection by ruling that the limitation period cannot start before the client is aware of their right. It widens the claim window.

STS 816/2023 · 29 May 2023

Set-up fee is reclaimable

The Supreme Court, applying the CJEU doctrine, confirms that the set-up fee is reclaimable when the bank does not prove it corresponds to services actually rendered.

Frequently asked questions

What we get asked the most.

Can I claim if my mortgage has already been paid off?
Yes. The abusive clause is void from the outset — as if it had never existed. You can claim the expenses even if you have already paid off the mortgage, even if you have changed bank and even if you have sold the property. The only thing that matters is that you paid back then.
What if I no longer have the original invoices?
No problem. We request the invoices or the funds provision from the bank. Banks are obliged to keep them. Bank statements showing the payments also work. In exceptional cases we work with approximate market values.
How much money could I recover?
It depends on the mortgage capital and the signature year. On older mortgages (over 10 years) with capital between €150,000 and €250,000, typical recoveries are between €3,000 and €8,000 plus statutory interest. Our calculator gives you an instant indicative estimate.
How long does the whole process take?
If the bank settles out of court: 2 to 6 months. If we have to sue: 10 to 18 months until a final ruling. We handle everything during that time; you only need to provide the initial documentation.
How much does the claim cost?
Nothing upfront. We work on a contingency basis: we charge a percentage (15-25%) of the amount you actually recover. If we don't win, you don't pay. The initial case review is completely free and no commitment.
Can I claim if I signed the mortgage more than 10 years ago?
Yes. The action to declare the clause void does not expire. The restitution action (refund) has a time limit, but under recent CJEU case law it only starts to run from when the consumer becomes aware of their right — which is usually now.
Is there any risk if we lose?
With a contingency fee, you don't pay our fees if we don't win. The only theoretical risk is court costs — but on this type of claim, with such consolidated case law, they are usually awarded against the bank if it loses. We analyse this in the free initial review.
What documents do you need to start?
Just the mortgage deed. With that we can identify the abusive clause and calculate the reclaimable amount. If you also have the original invoices, they speed up the process — but they are not essential.
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