"There are obligations imposed by LEY 57/1968 on financial institutions - some banks have not acted with diligence"
Source: Banco de España Memoria del Servicio de Reclamaciones 2008 & El Pais Newspaper - August 2008
"New solutions tailored to the present-day problems must be sought"
"Good supervisors should not limit themselves to analysing the present, but should also anticipate possible scenarios
of non-viability that might arise in the future and attempt to reduce problems to a minimum before they emerge"
Source: Miguel Ángel Fernández Ordóñez - Ex-Governor of Banco de España - Speech at Fundación de Estudios Financieros, Madrid, 1 December 2011

“Come here calmly, and trust in the system that we have and the transparency we provide”
Excelentísimo Señora Beatriz Corredor Sierra - Ex-Spanish Housing Minister - February 2011

“Spain's voice must be respected again in Brussels and Frankfurt.  We will stop being part of the problem
and will be part of the solution"
November 2011
"You have before you a President of the Government who will face up to issues and not hide himself away" Interview EFE Agency January 2012
Excelentísimo Señor Mariano Rajoy Brey - Presidente del Gobierno de España - November 2011

Ex-Spanish Prime Minister Mr José Luis Rodríguez Zapatero said in THE EU PARLIAMENT ON 6 JULY 2010:
"My country is based on the rule of law and it respects and ensures that laws are respected.  The courts are responsible for the application of law. 
We stand shoulder to shoulder with those people who, maybe, have had the wool pulled over their eyes in the property sector"

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Ley 57/68 in English
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LEY 57/1968 provides absolute protection for Purchaser funds paid to the Promoter in
advance for a property.  The rights granted to the purchaser under LEY 57/68 are of a
'Caracter de Irrenunciables' (Inalienable Character) and are INDISPUTABLE.

However many persons and companies associated with the Real Estate
and Construction Industry in Spain failed to comply with the requirements of LEY 57/68.

Some Promotors / Developers failed to comply with any or most of the requirements of LEY 57/68

Some Banks and Savings Banks are guilty of Gross Negligence and acted with a complete
lack of professional due diligence.  It must be remembered that these Banks and Savings Banks
are supervised by the Banco de Espana and many also carry out their business in other countries
including the UK.

Some Lawyers who were being paid by the Purchasers and had a legal duty to act in the Purchasers
best interests failed to carry out the relevant checks to ensure their clients funds were
protected at all times in accordance with LEY 57/68.

Some Estate Agents failed to carry out any checks on the Promotor or Developer prior to marketing the
developments.  Many also continued to advertise properties on developments where they knew
the developer and funding bank were failing to comply with the requirements of LEY 57/68.

Some Estate Agents continued to entice purchasers by stating in their promotional material
'BANK GUARANTEES INCLUDED' when they knew that many of the clients they
had already sold to on the exact same development had not received the legally required
Bank Guarantees.

This is a shocking situation and many thousands of innocent purchasers are at risk of losing their
hard earned money due to the negligence and greed of some Promotors, Banks, Lawyers and
Estate Agents.

The Banks & Savings Banks were the 'vehicle' through which the illegal activity operated.

The Banks & Savings Banks who were funding the developers were happy to use purchasers
'unsecured deposit funds' to lessen the Banks exposure to the various developments.

The fundamental problem is that the Spanish authorities failed to ensure compliance with
LEY 57/68.  For years developers, banks, agents and lawyers have been allowed to ignore the
requirements of LEY 57/68.

Many of the lawyers and agents received much of their business from the developers and
banks, therefore it was not in their interest to attempt to stop the illegal activity because by
doing so they would be 'biting the hand that feeds'.

Many thousands of innocent purchasers have been robbed by the corrupt developers and
negligent banks, lawyers and estate agents.

The Banco de Espana has also failed to regulate and monitor the activity of the Banks &
Savings Banks with regards to accepting off-plan deposits.

The Spanish legal system has failed to uphold the INALIENABLE RIGHTS granted to the
purchaser under LEY 57/68.

The Spanish Government must also be held accountable due to the fact that for years they
have ignored this problem and have failed to take the appropriate action.

The Banks, Savings Banks, Banco de Espana and the Spanish Government must collectively
accept responsibility and must act immediately to ensure that by whichever means all
purchasers who were not provided with the legally required Bank Guarantees receive a
FULL refund of their deposit together with the addition of legal interest.

The Spanish Government together with the Banco de Espana must ensure that all those persons
and entities who failed to comply with the requirements of LEY 57/68 and all those who were
complicit in the illegalities committed are punished accordingly.

Legal action is now being taken by many purchasers under LEY 57/68 Article 1.2 and justice must
be done in these cases if Spain wishes to go some way to repairing its badly damaged
reputation in relation to the Real Estate and Construction Industry.

The Bank Guarantees Website is a free voluntary service providing information regarding LEY 57/68
and Bank Guarantee Abuse.  Under no circumstances can the Bank Guarantees In Spain Website provide advice
on an individual basis or give an opinion on specific individual cases.

Before making a decision or taking any action with regards to your personal situation we must strongly advise that
you take independent legal advice.

The Bank Guarantees In Spain Website and Petition does not endorse the services of any Lawyer or Law Firm.

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