Terms & Conditions
Last updated: January 2026
1. Introduction and Acceptance
These Terms and Conditions govern the access and use of the real estate crowdlending platform operated by Encroachmentbn Inversiones S.L. (hereinafter, "Encroachmentbn"), accessible through encroachmentbn.com. By registering or using our services, you declare that you have read, understood and fully accepted these terms. If you do not agree with any of the conditions established herein, we ask that you refrain from using the platform.
2. Definitions
For the purposes of these Terms: "Platform" refers to the website encroachmentbn.com and all its functionalities; "User" is any natural or legal person who accesses the Platform; "Investor" is a registered User who participates in financing operations; "Developer" is the natural or legal person who presents a project for financing; "Project" is each real estate financing operation published on the Platform.
3. Nature of Services
Encroachmentbn operates as a participatory financing platform authorised by the Spanish National Securities Market Commission (CNMV) in accordance with the Law for the Promotion of Business Financing. Our function is to intermediate between real estate project developers and investors, providing a secure and transparent digital environment. Encroachmentbn is not a credit institution or an investment services company, nor does it guarantee the profitability of investments.
4. Registration Requirements
To operate as an investor on the Platform, you must be over 18 years of age, reside in a European Union country, complete the identity verification process (KYC) in accordance with anti-money laundering regulations, and provide truthful and updated financial information. Encroachmentbn reserves the right to reject or cancel the registration of any user who does not meet the established requirements or who provides false information.
5. Investment Risks
Investing through crowdlending platforms involves inherent risks, including but not limited to: risk of total or partial loss of invested capital, illiquidity risk (investments may not be easily transferable), developer default risk, and risks associated with the real estate market (value fluctuations, construction delays, regulatory changes). We recommend that you only invest amounts you can afford to lose and diversify your investments.
6. Fees and Charges
Encroachmentbn charges fees for the intermediation services provided. Applicable fees are detailed in the fee schedule available on the Platform and are communicated to the investor before confirming any transaction. Developers pay a fee for project publication and management. Investors may be subject to management fees depending on the type of investment. All fees are expressed with VAT included where applicable.
7. Intellectual Property
All content on the Platform (texts, graphics, logos, icons, images, software, databases) is the property of Encroachmentbn or its licensors and is protected by Spanish and international intellectual and industrial property legislation. Reproduction, distribution, public communication or transformation of said content without the express authorisation of Encroachmentbn is prohibited.
8. Limitation of Liability
Encroachmentbn does not guarantee the profitability of investments or the solvency of developers. Our liability is limited to the correct provision of intermediation services in accordance with applicable regulations. We shall not be liable for indirect damages, loss of profits or loss of investment opportunities. Encroachmentbn carries out due diligence on published projects but does not assume responsibility for the accuracy of information provided by developers.
9. Dispute Resolution
For any dispute arising from the use of the Platform, the parties submit to the Courts and Tribunals of Madrid, Spain, with Spanish law being applicable. Prior to any legal action, the parties shall attempt to resolve the dispute amicably within a period of 30 calendar days. Retail investors may contact the CNMV Complaints Service.
10. Amendments
Encroachmentbn reserves the right to modify these Terms and Conditions at any time. Modifications will be communicated to registered users with a minimum advance notice of 30 calendar days before coming into effect. Continued use of the Platform after the modifications come into effect implies acceptance thereof. If you do not agree with the new terms, you may cancel your account without penalty.