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Frequently Asked Questions

To be able to be of service to you as fast as possible we have made a list of our frequently asked questions. In our day-to-day work we often get asked the same questions. Of course, this is no problem! Always feel free to ask your questions. However, it is always useful to know which questions have already been asked. For this, you can use our frequently asked questions page. Is your question not here? Then please get in contact with us.

Brokerage: Buying a property

We always approach our home seekers first. By means of our free search list, you can apply and specify your housing needs. You will then receive emails with our latest housing offers based on your wishes. We will send this email before the property is posted on our social media, website and Funda.

First of all, it’s important to know what you can borrow. To do this, you can make an appointment with a certified mortgage adviser. Our certified, independent mortgage advisors at Maarten Hypotheken are happy to help. After that, you can visit the property you are interested in and go through the documents. Interested in the property? You can signal your interest by making a bid through our customer portal Move.nl. We take your bid in consideration, discuss it with the seller and give you feedback. If your bid is accepted and the preliminary sales agreement is signed, your mortgage consultant will help you further with the process.

Due to conflicts of interest, we cannot be the buyer’s agent for our own homes. We would be happy to refer you to a buyer’s agent with whom we have had good experiences.

After scheduling a visit, you will get a Move.nl account where you can find all the information about the property. Using your Move.nl account, you can also make an offer on the property in question. Please note! The procedure can be based on a tender. In that case, the deadline will be communicated to you.

As a bidder, you can make your own proposal known using Move.nl. Please note that your proposal must consist of the following points:
– Purchase price in euros
– Any desired reservations (resolutory conditions for financing or architectural inspection)
– Desired date of transfer
– Other conditions (e.g. possible takeover of certain movable property, condition for foundation research and so on)

Not necessarily. Sometimes the conditions or date of transfer play a more important role for the seller(s), and as a result the highest bidder does not always become the buyer.

No. It may be that a bidder has submitted a lower proposal in terms of purchase price, resolutive conditions or a proposed date of transfer that better suits the selling party’s wishes. The selling party always has the right of award and the right to decide with which party it wishes to proceed.

Your proposal only becomes binding once the (regular) deed of sale has been signed. Until then, it is a verbal, non-binding situation. Please note: Different rules apply if either party is a professional or an investor. After you, the buyer, has received a copy of the signed contract, your three-day statutory cooling-off period starts.

The estate agent will now discuss all the bids with the seller. The price and conditions offered, among other things, are then examined. It may be that the seller ultimately prefers a lower price but better terms or a more favourable delivery date. Therefore, it is not the case that the highest bid is always the winning bid. In some cases, the selling agent may contact you to request additional information about the proposal. The seller is also free to choose not to sell the property. This can happen, for example, if the seller finds that there are no interesting bids.

Congratulations! We ask that you upload your data and a copy of your ID in our customer portal Move.nl, so that the purchase contract can be drawn up. We then send the draft version to both parties for review. Then the contract will be signed (digitally). If you have a buyer’s agent, he/she will sign with you. After signing, the three legal days of reflection and the possible financing reservation will start. We will send the sales contract to the civil-law notary of your choice.

The sale is final once the cooling-off period and any resolutive conditions have expired.

As a buyer, you can choose the notary office. You can do this by requesting a quote from several offices and making a choice from among them. Of course, we can also recommend a number of offices.

The final inspection takes place just before the transfer. After this inspection, the transfer takes place at the notary’s office. After this, you will receive the keys to your new home.

The foundation is an important part of the property. There are known problems in some areas of Rotterdam. Any investigations are often known to www.funderingsloket.nl

Brokerage: Selling a property

For a property appraisal, one of our estate agents will visit you at home to tell you more about how we work as an estate agency. In addition, the estate agent gets a good picture of the property so that he can then give a current market value. Our sales strategy is also explained during the meeting. After the meeting, you will receive the quotation within 48 hours. The meeting is preliminary and completely non-binding.

A value appraisal indicates the current market value of the property, but cannot be used to take out a loan or mortgage. An appraisal is an official value assessment for which a detailed report is drawn up and is used, among other things, for obtaining a mortgage.

Brokerage: Common terms

When making an offer, you can include various conditions. The most common conditions are obtaining financing and an architectural inspection. With these conditions, an end date is always agreed upon and included in the sales contract. Until this end date, you have time to arrange the mortgage. If the mortgage does not come through on financial grounds, you can cancel the purchase.

This means that a bid made has been verbally accepted by the seller(s). The sales contract has not yet been signed, and as a result it has not been confirmed in black and white. Viewings are no longer being scheduled. Formally, the property is not sold until the sales contract has been signed by both parties.

When the preliminary sales contract is signed, the status is adjusted and the house is sold subject to any resolutive conditions, such as a financing reservation or a technical inspection.

After signing the contract of sale, the buyer has three days to change his/her mind and cancel the sale.

During this inspection, the selling agent goes through the house with the buyer(s) and possibly the seller(s) to check whether the house has been delivered in the agreed upon condition. In addition, the List of Items is checked and the meter readings are recorded, which we also email to you.

The seller is required to inform the (prospective) buyer(s) as fully as possible about the property and all associated rights, obligations and defects. This concerns the state and condition of the house.

A prospective buyer must investigate a property properly and is expected to do so carefully and actively. This can be done, for example, by going through all the documents thoroughly, asking the estate agent questions or having a technical inspection carried out.

Private land signifies that you are the full owner of the land. Leasehold means that, for example, the municipality owns the land under your house or flat. The leasehold period can sometimes be with an end date or perpetual. You pay a fee for the use of the land. This fee is called ground rent. The ground rent is often bought off (paid in advance) for a specific period or for the entire duration. At the end of the purchased period or even the contract, the municipality will determine the new ground rent. A purchased leasehold property is not yet private property. However, it is often possible to convert the leasehold into private property.

Mortgages: Advice

We offer independent advice. This means that we have offer a wide range of mortgage lenders and that we do not receive a fee from the mortgage lender for arranging the mortgage with them. We think along with you based on your personal situation, wishes and needs. Together, we will choose the mortgage provider with, of course, the best interest rate.

The National Mortgage Guarantee [Nationale Hypotheek Garantie, NHG] offers a bank more security so that the interest you pay can be somewhat lower. In 2023, the sum may not exceed €405.000,-. The lowest amount of the purchase price or the appraised market value is leading. For energy-saving facilities, it is possible to borrow up to €429.300,-. For the NHG, you pay a one-off guarantee commission of 0.6% on the total loan. The NHG can provide a safety net in case of payment problems.

Depending on the mortgage lender, 3 up to 18 months!

Mortgages: Costs of purchasing a home

When buying a house, there are a number of fixed and variable costs. The variable costs are the transfer tax of 2% (if this applies to you) and the NHG costs of 0.6%, if you can make use of this. The fixed costs depend on your personal situation, such as: advice and brokerage fees, valuation, civil-law notary, bank guarantee, technical inspection and so on. We help you with all these things.

If you are going to buy a property where you are going to live yourself for an extended period of time, you pay 2% transfer tax. You pay transfer tax on the fair market value of the property. This is the highest sales price you can get if you offer the immovable property for sale on the open market. The reference date is the moment you acquire ownership of the property. Usually this is the day you sign the notarial deed of transfer. If you are between 18 and 35 years old, you are eligible for the Starter’s exemption. You do not have to pay transfer tax once if the house is cheaper than € 440.000,-. This only applies if you have not previously made use of the Starter Exemption. If you buy an immovable property that you are not going to live in yourself for a long time, such as vacation homes or business premises, you pay 10.4% transfer tax. If you buy movable property such as curtains and the like from the sellers with your new home, then you do not pay transfer tax on this.

The following costs are deductible:
– The consultancy and brokerage fees for the mortgage
– Preparatory commission (when a tender is to be extended)
– Notary fees for the mortgage deed
– Cadastral duties for the mortgage deed
– Appraisal costs for obtaining the loan
– Costs of the National Mortgage Guarantee application

When you buy a new house, the following deductible expenses also apply:
– Construction interest you paid after signing the preliminary sales contract, but before signing the mortgage deed
– Costs of the building deposit

Mortgages: Purchasing a home

You need a valuation report to obtain a mortgage for the purchase of your new home. The appraiser determines the value of your new home and draws up a report. This value determines the maximum amount you can borrow for the property. If you need a bridging mortgage, in most cases you will also need a valuation report for your current home. We will arrange the appraisal(s) for you!

A starters loan allows you, under certain conditions, to obtain additional money so that you can purchase your first home more easily. This depends on your (future) municipality. The starters loan is a financial contribution from the government. Each municipality can set its own conditions. Do you want to know if your municipality offers the Starters Loan and what the conditions are? If so, go to: www.svn.nl. We would be happy to help you with the mortgage application and, of course, with organising the starters loan.

A bridging mortgage or bridging loan is a loan that bridges the period between the purchase of your new home and the sale of your old home. This enables you to use part of the excess value of your home to purchase the new home and reduce the mortgage. The mortgage lender will charge for this as long as the bridge is in place. You pay interest on this amount as you would on a repayment-free mortgage. This is part of the double charges and you pay this as long as the bridge is in place. The notary also charges extra for registering the bridge and, depending on the mortgage provider, administration costs may be charged.

These can be co-financed in some cases. The double burden amounts to the current rent/mortgage burden plus the cost of bridging during the construction period. These must be demonstrated in savings or affordability in addition to the new mortgage burden.

Mortgages: Income status

There are some benefits that allow you to obtain a mortgage, but not all of them. With each benefit, it depends on the type and amount of the benefit and the personal situation.

Various options are available for getting a mortgage without a permanent contract, such as:
– Contract with the intention of a permanent contract in which the probationary period has expired.
– The last three annual statements and tax returns.
– The labour market scan
– A perspective declaration

As an entrepreneur, it is no longer mandatory to have annual figures for at least three years. Depending on your situation, we can provide suitable advice on your mortgage options.

In principle, there is no age limit for obtaining a mortgage. So, depending on your pension income, you can get a mortgage as a pensioner, as well.

If your salary rise is unconditional with the starting date and amount put down on paper by your employer and it takes effect within the next 6 months, this increase can be included.

Mortgages: Loans or debts

Obtaining a mortgage is very difficult with a negative BKR registration. If the registration is unfounded, it is best to contact the lender to discuss the options for removing the registration. After the arrears have been repaired, the registration will remain for another 5 years. In principle, only then is it possible to obtain a mortgage. A positive registration does not, in principle, pose any problems. However, these charges will be included in the maximum test for the amount you can borrow responsibly.

It is possible to obtain a mortgage with student debt. However, you can borrow less because of this. Your student debt is not registered with BKR. Yet we always ask for a printout from DUO, since you have to pay this burden and we would like to give you a responsible loan. This debt falls less heavily in the weighting factor than a consumer loan. For this, 2% is calculated on the amount of your debt on which you are not allowed to get a mortgage. A weighting factor is the percentage of the original debt that is subtracted from the maximum living expense per month. For a student loan, that factor is 0.75% (old loan system) or 0.35% (new loan system). The interest rate went up in 2023. For students using the loan system, the interest rate goes to 0.46%. Students who borrowed through the basic grant and started in 2018, 2013 or 2008 or start repaying their student debt in 2023 will pay 1.78% interest. If you made a large repayment, we may deduct it from the original debt.

Mortgages: Relationship

This is not mandatory for the mortgage. However, we do recommend that you at least draw up a cohabitation agreement.

There are options to continue living in the house and to buy out your partner. This is known as a Severance of Joint and Several Liability. More flexible rules apply for this, so that you can remain in your home more easily.

If your partner already owns a house and you want to become co-owner, you can buy into the house. To do this, your partner sells part of the property to you. This works the same as an official purchase. Do you have insufficient savings to pay your partner the purchase price in one lump sum? If so, options are available for you to take out a mortgage.

Mortgages: Help from parents

Between the ages of 18 and 40, you can receive a tax-free gift for your own home. For 2023, the amount is still €28.947,-. In 2023 it will be abolished altogether. Please note: In 2023, parents can gift this amount for either the private home or for free spending.

There are a number of mortgage lenders who offer you the option of having your parents act as guarantors for your mortgage. There are, however, a few catches. Would you like to know what your options are? We would be happy to think along with you.

Mortgages: Current home and mortgage

There are various ways to use your surplus value, for example, to pay off a loan, buy a second home or for private consumption.

Do you want to buy a new home and rent out your current one? There are mortgage lenders that offer a so-called rental mortgage. Together, we will see if this suits your financial situation.

An interest-only mortgage ensures lower monthly expenses. However, you pay interest for the entire term without any redemption. You can of course repay on your own within your penalty-free limit, but if you have more to spend each month, we can also explore with you the option of converting the grace period to a repayment form, such as annuity or linear. This means you pay more per month, but the mortgage is paid off.

There are possibilities to take your current mortgage with you to your new home. This depends on the current mortgage provider. We will discuss the best option with you in the follow-up meeting

Your mortgage has a term and a fixed-interest period. If you want to move your mortgage to another mortgage lender within the fixed-interest period, this constitutes a breach of contract and the current mortgage lender loses interest. The mortgage lender will charge a penalty on the part that you are not permitted to pay off the mortgage penalty-free. This penalty is deductible once.

With rising energy prices, it makes a lot of sense to look at the options for sustainability. In addition, you also have the option of renovating your home and using your surplus value for this purpose. Remodelling your home will increase its value. This would allow you to borrow more. This will be shown on the valuation report. The renovation will be placed in a construction mortgage account with the mortgage lender.

If you plan to remodel, you can take out a building deposit (also called a second mortgage) under certain conditions. From this building deposit you can have the invoices for the contractor or kitchen and the like paid for by the mortgage lender. How much you can borrow depends on the market value after renovation. This value is determined by the appraiser. The value before and after remodeling follow in one appraisal report. We arrange these for you!

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