Frequently Asked Questions
How can we help you? Below you’ll find answers to the most frequently asked questions.
General
No, he doesn’t. The asking price is an invitation to bid, not a deal. Even then, the seller may still decide not to accept your bid or continue talking to someone else.
Yes. Just as you can change your bid, the seller can increase or decrease the asking price – also during the process. Important to know: as soon as you receive a counterbid, your previous bid automatically expires. It is then up to you to accept the counterbid or put a new one on the table.
Yes, you may. If there is a lot of interest, the seller may decide to switch to a tender: a single deadline for everyone to make their best offer. In doing so, the estate agent must honour any previous agreements and communicate clearly about the change.
Yes, it is allowed. The asking price is in fact an invitation to make an offer. You may negotiate on it, but the seller decides whether to accept your offer – even if you offer the full amount.
No. The seller, together with his estate agent, decides with whom to negotiate. So ask in advance how the sales process is set up so you know where you stand.
When the purchase agreement is signed and the cooling-off period has expired. The agreement includes the price, completion date, conditions and any items that remain. So until then, nothing is definitive – even if a verbal ‘yes’ has already been said.
After signing the purchase agreement, the buyer is given a three-day cooling-off period. During this period, the buyer may still withdraw – without giving any reason. Does the last day fall on a weekend or public holiday? Then the period runs to the next working day.
No. The buyer’s fee consists of transfer tax and notary fees for the deed of transfer. As a buyer, you also pay your own buying agent. The costs of the sales agent are for the seller’s account.
NVM estate agents measure according to fixed instructions. Only living space at least 1.5 metres high counts, internal walls are counted, external walls are not. A distinction is made between living space, indoor space (such as a loft), outdoor space (such as a balcony) and external storage space (such as a loose shed).
As a buyer, it is your responsibility to have the house properly checked out. Both technically and legally. A buying agent can help you do this and make sure you don’t overlook anything important.
In case of a sale at buyer’s costs, the buyer chooses the notary. Does it say ‘free on name’? Then the seller chooses. This occurs, for example, in new-build properties.
You are obliged to share all relevant information about the house with the buyer. So also things that have been fixed before, such as an old leakage. Your estate agent will help you do this neatly and completely.
Yes, he may. A negotiation does not guarantee a sale. The seller often wants to know if there are other interested parties. It is also allowed to negotiate with several people at the same time, as long as the estate agent communicates this honestly and transparently with all parties.
You are only negotiating once the selling party responds to your offer. For example, by making a counter-offer, or explicitly stating that you are negotiating. Does the estate agent only say he will discuss your offer with the seller? Then you are not negotiating yet.
To Buy
Then we hope you’ll call us right away! A quick chat, looking back, “how was that again?” Do get in touch. We find it important that you know you can count on us even after the sale. Don’t be a stranger!
We walk through the house with the seller one last time: is everything as agreed? Not something suddenly broken, or removed while it was supposed to stay? We note the meter readings and then you sign at the notary’s office. Now you get the keys: congratulations!
As a buyer, you usually transfer 10% of the purchase price to the notary within a week of signing the purchase agreement – or you arrange a bank guarantee. This is a guarantee for the seller ahead of the actual passing of the deeds at the notary. We will keep an eye on this for you.
Only when the purchase agreement is signed and the three-day cooling-off period has expired. Before that, we speak of ‘agreement of will’. So: congratulations, but still a long way to go.
An offer consists of more than just the price: it also includes the conditions and completion date. We determine the best bidding strategy together, depending on the situation.
Sometimes we bid all at once, sometimes we negotiate step by step. Sometimes time is your friend, sometimes you need to move very quickly. We keep a cool head and advise you.
Definitely. You see if it feels right, we pay attention to everything you might miss yourself: the state of the house, energy consumption, financial, legal and architectural matters. And if something doesn’t feel right? Then we’ll say so, too.
We combine technology with people skills. Copaan continuously keeps track of house matches, you get notifications as soon as there is something new. We are on top of it and call you immediately if something interesting comes up – even if it is not online yet. We visit houses together. You focus on your feelings, we focus on everything else, such as the legal, structural and technical issues. We advise you on the question “to bid or not to bid?” and if so, how and how much. Right down to checking the very smallest print in the sales contract, we will assist you!
It gives you peace of mind and strength. You know what you can spend, there are no surprises and you are in a stronger position when bidding. A good financial adviser will look at your options and future plans with you – even as a starter or if you want to make sustainable renovations.
Copaan is our smart search system. You indicate what is really important to you – and what is less important. Copaan matches those wishes to the current housing offer. And of course we actively search ourselves, often even before something is listed on Funda.
Because no two situations are the same. Are you moving alone or together? With children or without? Are you looking for something temporary or your forever home? During the introductory meeting, we carefully map out your wishes and situation. What are your absolute requirements and where are you possibly willing to make concessions? What do you attach more importance to: atmosphere in the house or the neighbourhood? These kinds of questions. This way, we can search specifically for you and advise you better.
That depends on your preferences, the housing market and your situation. Are you really looking for your dream home and in no hurry to move? Then buying first is fine. Do you want to be sure about your budget first? Then selling first is wiser. There is no standard answer, we like to think along with you.
To Sell
As a buyer, you still have three days of reflection time. After that, the sale is binding unless there are any resolutive conditions. As a seller, you have no legal cooling-off period – so think carefully before you sign. We will help you step in calmly and thoughtfully.
You can, but it is not recommended. We always recommend viewing the house first. That way you know what you are bidding on. Atmosphere is essential in a house. And no matter how strong photos can be, you don’t want to deprive yourself of the “front door threshold moment”.
Rather not. Potential buyers often feel freer without the owner present. You make sure your house is tidy and ready for visits – we take care of the tour and the atmosphere.
You can, but it will affect the type of buyer and the price. We will look at the possibilities together and advise you on timing, strategy and communication with the tenant(s).
No problem – this is quite normal. When you sell, your mortgage is first paid off via the notary. The amount that remains (the surplus value) is yours. Are you financially underwater? Then you will face a residual debt. Then we will look for a solution together, together with a financial adviser.
When several people are enthusiastic, it often happens that someone offers more than requested. Or that you have to make a final offer without knowing what others are offering. We guide you step by step – so you bid with a clear head, not on emotion.
Not always. Sometimes a lick of paint or getting rid of minor defects will pay off. Major renovations often cost more than they bring in immediately. We are happy to visit you to see what is smart to do or not to do. We also take into account what it will cost you in terms of energy and emotion. Not to be underestimated!
All influence. We advise – based on data, experience and market knowledge – but you decide. We always discuss the choices together, so that you are behind every step. And share our substantiation with you in detail, so that you can weigh that up in your decision.
That varies per house, location, price range and the sentiment in the housing market at that particular moment. Sometimes a house is gone in a week, sometimes it takes several months. We will give you a realistic estimate in advance and keep you well informed during the process.
There isn’t. Nor in terms of season. The market, your type of home and your plans together determine the best moment. We are happy to help you find the momentum that suits you – whether it’s spring or the middle of winter.
New build
You walk through the house with the contractor. Are there any defects? Is something broken, crooked, not as pre-determined, or not yet finished? You write all this down in a completion report. You sign, and the contractor undertakes to fix any damage or imperfections within three months. After that, you can start working and living!
This is a time when you can come and take a look. You can measure the kitchen, see the window frames so you can order curtains and check whether there are any defects. The house isn’t finished yet, but it’s nice to be able to identify early on what still needs attention so that the contractor can take immediate action.
Once the conditions have been met – such as a sufficient number of homes sold and permits issued – the first pile will be driven into the ground. There is often a kick-off moment with the neighbourhood: cheers to the future!
At the notary, you sign the deed of delivery and mortgage deed. From then on, you are officially the owner of the land (and later the house) and your mortgage starts to run. Payments will be made from the construction deposit to the contractor from this moment.
You receive the Hooray Letter the moment all conditions are met. The permit is in, there are no more loose ends. You receive a letter from the developer: the project is definitely going ahead and construction can begin. Hooray, in other words.
Raw building options are changes in the building plans that affect the construction, such as a dormer or sliding doors, the location of your kitchen and how pipes need to be drawn. Additional work are modifications such as a more luxurious kitchen worktop, extra sockets or different tiles. You need to make your choices in time, for which there is a schedule – we help you keep an overview.
That depends on what you are comfortable with. Do you want to move first and then sell? Or the other way around? Together we will look at your wishes, your financial room and the planning of the completion. This way, you avoid double expenses or being temporarily without a home. Since we also have sales agents on our team, we can coordinate both processes well.
It means that the sale is still subject to a few conditions, such as obtaining the mortgage on your side or obtaining permits on the developer’s side. Once everything is settled, the sale is definite and you can go to the notary.
This is the contract stating exactly what you are buying and on what terms. You buy the land (it is already there) and you enter into an agreement to have the house built. The contract includes completion dates, payment terms, (un)binding conditions and building options. We walk through the document with you, so there are no surprises.
After the option interview, you usually have a week to sort everything out. During that week, you can get good advice on the mortgage, financing extra work and the project itself. Are you sure this is it for you? Then it’s time for the next step: signing the purchase and building agreement. There is often a lot of enthusiasm for new construction projects and the next interested party is already waiting. Case in point: don’t be rushed and make good use of the time reserved for you. It’s a big decision!
A new-build mortgage works a little differently than usual. You buy freehold (not with buyer’s costs), you get a construction deposit and pay in installments during construction. There can be double charges: you pay for your new home before you even move in. And you may have to deal with things like interest loss or bridging loans. We will be happy to put you in touch with a mortgage adviser who is well versed in the matter and will talk you through it calmly.
If you already have a house, it makes sense to know what it is worth. This gives you an idea of what it will yield later, what you can invest in your new house, and what is possible in terms of mortgage and additional work. Our estate agents will be happy to give you advice without any obligation.
During an option meeting, you will discuss everything about the project in general and your building number in particular with our new construction specialist. From the floor plan to the neighbourhood, from technical drawings to the planning. After the meeting, the house is reserved for you for a week. That gives you time to talk to a mortgage adviser and to carefully consider the new-build adventure. You decide whether to go for it.
Inheritance
In principle, yes – but we remain accessible. Whether you still have questions, are unsure about something or just want to have a chat: give us a call. We will be happy to help you, even after the paperwork has been completed.
The money arrives at the notary. Who distributes it as agreed – directly to the heirs or first to one person who then distributes it further. Above all, let us know what you like and we will pass it on to the notary.
That depends on who is authorised to sign according to the Certificate of Succession. Is that one executor? Then that one goes. Are there several heirs? Then they all have to sign. This is also possible by power of attorney. We think along with you about the most convenient solution.
When the sales agreement is signed and the buyer’s three-day cooling-off period is over. Are there any resolutive conditions, for example regarding the financing? Then the sale is not definitive until that period has expired.
Good communication is essential. Some want everything in writing, others prefer to call or consult in a videocall. We find it important that everyone is heard and that everyone is constantly up to date. So we make clear agreements in advance about how we set up the process and stick to them tightly.
Think of costs for the estate agent, notary, sometimes an architectural inspection and energy label. There are also fixed costs such as gas, water, electricity and insurance that continue while the house is for sale. Fortunately, you don’t have to oversee this on your own – we list it clearly for you.
There are clauses that are often wise to include in the sales contract. For example, an age clause (for older houses) or the non-self-occupation clause if you don’t know the house well yourself (and you may not be aware of any defects). This gives clarity to the buyer and protects you as the seller.
Above all, take your time with this. You can sort things out step by step, store them temporarily or have them collected all at once by a charity shop. We can help you plan and arrange these things.
Not necessarily. Sometimes a furnished house actually works better for presentation. Sometimes empty is quieter and clearer. Or it gives the viewer more chance to imagine what it might look like later. Together, we look at what is best for your situation – also practically and emotionally.
Yes, inheritance tax. The amount is based on the WOZ value. You can apply for a new decision in your name and – if you think the value is too high – object. That can save a lot. We are happy to take a look with you.
Sometimes the will says something specific, for example that the house or its proceeds should go to a charity, or to a specific person. Therefore, always have the will properly reviewed by a notary before you start the sale. That way, you can be sure where you stand and that you properly respect the wishes of the person leaving the house.
That depends on what is in the will. Only an executor-settlement administrator may independently sell a house. An ordinary executor or funeral executor may not. We recommend having this checked carefully by the notary beforehand.
Yes. This is an official document from the notary stating who the heirs are and who may act on behalf of the estate. You need it to be allowed to sell the house, but also for the bank and tax authorities, for example. Apply for it in time – it will give you peace of mind.
It depends on your situation. You don’t have to decide right away. First determine whether you accept the inheritance, and if so: pure or beneficial. Then you consider whether you want to keep the house, sell it or perhaps clear it quietly first. Advice from a notary and from one of our specialists is fine.
Divorce and owning a home
Moving house after a divorce is an extra big step. We recommend planning it well – not in test weeks or right before a new school year. Involve the children in time and give them space to say goodbye to the house.
According to what you have agreed in the covenant, or based on the property division. The notary distributes the proceeds (or any debt) and makes sure everything is settled neatly.
On the day of the transfer, you and the buyer walk through the house one last time, the meter readings are noted and then you sign at the notary’s office. There you will also hand over the keys to the new owner.
Then we call it ‘will agreement’. No signatures yet, but a verbal agreement. This is followed by the sales agreement, a period of reflection for the buyer and ultimately – hopefully – a definitive sale.
For example, an ID, proof of ownership, property tax assessment, energy label and questionnaires about the house. We will help you step by step and make sure everything is collected securely and digitally in move.nl.
Sometimes things go differently than planned. We therefore always discuss a ‘plan B’. What if the sale takes longer? Who lives there in the meantime? What is most important: speed or yield? We lay these things down in advance.
From introduction and valuation to the transfer at the notary’s office: we draw up a clear plan in which you both agree. This way, you know exactly what happens when and who does what. For the sales process in general, we have drawn up clear step-by-step plans that outline the entire process for you.
We make sure you both stay well hooked. If you own together, you are our client together. Together around the table, cc’s in the mail, an app group if convenient. We listen to everyone’s preferences and make sure everything is transparent and respectful. Important to mention: when selling, your interests are often the same – specifically, a smooth process and an optimal yield. That’s what we go for.
Our idea there: the market determines the value of the house. We advise on that, based on our expertise and experience. If you cannot agree on our valuation, we recommend an official valuation. Such a report provides even more clarity and prevents discussion. In the end, it is all about what is realistic and saleable – we think along in a neutral and honest way.
These vary. If the mortgage charges are too heavy to bear on your own, for example, communication between the two of you is difficult or a fresh start feels better. Selling provides clarity, closure of a period and gives you both room for a new beginning.
Yes, you can – but then it is important to make clear agreements. About who pays what, how long this will continue and what happens if the situation changes. We will help you set down such agreements clearly.
If the house belongs to both of you and one of you wants to stay in it, the other needs to be bought out. This will require a valuation, and consideration of whether the remaining partner can carry the mortgage alone. If this is successful, the notary will arrange the transfer.
Important is who is the official owner, how the marriage or cohabitation is legally arranged (e.g. community of property or a contract), and whether anything has already been laid down in a covenant. We will help you sort this out.
There are roughly three options: one of you buys out the other, you continue to own together and one continues to live there, or you sell the house. Which is best depends on your situation, the market and, of course, your mutual agreements. We will help you keep an overview.
Valuation
Yes. If you think the WOZ value of your house is too high (and therefore so is your tax assessment), you can use a recent valuation as substantiation for your objection. We would be happy to help you think about whether that makes sense in your situation.
It is often within a few days. You usually get the report within 3-5 working days after the recording. In a hurry? Let us know – and we’ll see what’s possible.
NWWI stands for Nederlands Woning Waarde Instituut. Many lenders require a NWWI-validated valuation. This means that the report is additionally checked for completeness and objectivity. Our appraisers can of course take care of that for you.
Among other things, you will find the market value of the house, its substantiation, data from the Land Registry, information about the structural condition, surroundings and zoning plan, as well as a substantiated risk profile for the mortgage lender.
The average cost is between €500 and €900, depending on the property, location and whether a validated report is needed. Always ask beforehand what exactly is included.
Usually 6 months, depending on the bank or authority using the report. After that, a new valuation may be needed – especially if the market or your personal situation has changed.
Only an independent, certified valuer affiliated to NRVT (Dutch Register of Real Estate Valuers) is allowed to do an official valuation. Note that if you buy a property through an estate agent, the same estate agent may not perform the valuation – it must be an independent party.
A valuation is free and intended as advice: what is a fair price to go on the market with? A valuation is an official, validated report – and it comes with a price tag. It is objective and accepted by official bodies such as your mortgage lender, for example.
You need a valuation if you:
● are applying for a mortgage (when buying or refinancing);
● inherit or donate a property
● buy out your ex-partner;
● or for fiscal issues, such as tax returns.
When selling your home, an official valuation is not necessary – then a valuation from your estate agent will suffice.
A valuation is an official and independent report stating what a property is worth at the time. A certified appraiser looks at location, state of repair, comparable properties and the market, among other things. The report is used by lenders, notaries and the tax authorities, for example.
Sustainability
Solar panels require little maintenance. Rain usually washes away the dirt. However, it is recommended to have them checked and cleaned once every few years for optimal performance.
A hybrid heat pump works together with your central heating boiler and is suitable for homes that are not yet fully gas-free. With an all-electric heat pump, you replace your central heating boiler completely and make your home gas-free. This option often requires a well-insulated house.
Definitely! It is efficient to combine conservation measures with a renovation. For example, if you do renew your roof, you can install roof insulation right away. This saves time and costs in the long run.
Yes, an energy-efficient home is more attractive on the market and can fetch a higher selling price. Moreover, a better energy label can lead to lower monthly costs for buyers, which makes your home extra interesting. And: they can borrow more for a property with a higher label!
The payback period varies for each measure. For example:
● Cavity wall insulation: 3 to 5 years on average.
● Solar panels: 6 to 8 years on average.
● HR++ glass: 7 to 10 years on average.
These times depend on your energy consumption, energy prices and the cost of the measures.
You can finance sustainability with:
● Your own savings.
● Mortgage increase: you can borrow up to 106% of the house value for energy-saving measures.
● Energy savings loan: a loan with favourable conditions specifically for sustainability.
● Sustainability loan: offered by some municipalities with low interest rates.
Yes, there are various subsidies and loans available, such as the Sustainable Energy Investment Subsidy (ISDE) for heat pumps and insulation, among others. You can also reclaim VAT on solar panels in some cases. Municipalities sometimes also offer additional schemes. De Hypotheekshop Haarlem Centrum, for example, knows all about this! We’ll put you in touch if you like.
There are several options, such as:
● Insulation: roof, wall, floor and cavity wall insulation.
● Glass: replacing single glazing with HR++ or triple glazing.
● Energy generation: installing solar panels or a solar water heater.
● Heating: switching to a (hybrid) heat pump or connecting to a heat network.
● Ventilation: improving ventilation systems for a healthy indoor climate.
A good first step is to get an energy advice or scan of your home. This will give insight into the current state of your home and which measures are most effective. You often start with insulation, followed by generating your own energy, for example with solar panels.
Making your home more sustainable has many advantages: lower energy bills, increased comfort, higher home value and a positive contribution to the environment. Moreover, you will be better prepared for future regulations and rising energy prices. Last but not least: many house hunters like to buy sustainable. Because of all the advantages above, but also: the convenience, the fact that you can borrow more for it and it requires less work.
