THE BREE REAL ESTATE | FREQUENTLY ASKED QUESTIONS
FAQ
On this page you will find the most frequently asked questions that we receive regularly. Is your question not listed? Send an email to info@debreemakelaardij.nl and we will answer it as soon as possible.
What is a sales strategy?
A good sales strategy ensures that your home is sold as quickly as possible under the best conditions. The right sales strategy is determined together with you and tailored to your personal situation. We discuss, among other things, the sales expectations, the desired acceptance date, the asking price and the promotion of your home tailored to the right target group. No sale is the same, every house has its own target group with specific characteristics. Once we have determined this together with you, we will get to work and take care of the complete sales process.
What is an option?
The term option is still common when purchasing a new-build home, but not when purchasing an existing home. If you are drawn for a new construction project, you will automatically receive an option. During this period, the interested buyer can find out whether the house meets your wishes and whether you can get the financing in place. In the meantime, the NVM Real Estate Agent will try not to enter into negotiations with another party. If you renounce the option, the option will be transferred to the next person on the waiting list.
When am I in negotiation?
Once the selling party responds to your offer by making a counter offer, you are in negotiation. If the selling agent indicates that he will discuss your offer with the selling party, then you are not yet in negotiations.
How does a purchase come about?
If the seller and the buyer agree on the most important matters, such as the price, the delivery date and the resolutive conditions, the selling agent will record the agreements in writing in a purchase agreement. The resolutive conditions in particular are an important subject in this regard. As a buyer, you do not automatically receive a resolutive condition! You must report the resolutive conditions as soon as you place a bid.
The statutory think period of three days comes into effect as soon as both parties have signed the purchase deed and the buyer has received a copy of this deed. As a buyer, you can still cancel the purchase within this time. If you do not waive the purchase and the resolutive conditions are no longer an obstacle, the transfer will take place at the notary on the agreed delivery date and you will be the proud owner of your new home!
What is the list of things?
When buying a home, there are often a number of movable and immovable property included in the sale. The list of cases is drawn up from this. The seller can indicate on the list of items belonging to the deed of sale which movable and immovable property belong to the home and can be taken over and which goods the seller wants to take with him. It is wise to go through the list of items together, so that it is clear what is left behind in the home.
What does the seller's notification obligation mean?
This means that the seller must immediately report defects known to him to a potential buyer. This does not apply to defects that are clearly visible to the buyer. The seller must also notify the buyer of the rights of others to his property. In this way, the potential buyer is informed of the maintenance condition of the house before he decides to buy a house.
Is an energy label mandatory?
Yes, of course. Since 1 January 2015, it is mandatory to provide an energy labelwhen selling a home. If you don’t have an energy label yet or you want to renew it, you can easily arrange this via this page of the central government.
What does 'sold with reservation' means?
The purchase is only final once certain conditions included in the purchase contract are met. Until then, a house is “sold with reservation”. The house is not yet definitively off the housing market and you can let the Real Estate Agent know that you are also interested in the house. However, you can no longer make an offer. This is only possible if the house is put up for sale again.
What does an appraiser do?
An appraiserestimates the value of an object and records this in a valuation report. An appraiser is an independent and qualified person. Someone can call themselves an appraiser if he/she meets the requirements of the certification regulation and is only a recognized appraiser if one is registered with one of two recognized valuation registers: VastgoedCert or SCVM. The valuation produces a valuation report that you can use for buying and selling decisions. In addition, the valuation report is necessary for obtaining a mortgage.
What is the appraised value of a home?
The appraisal of a home is the estimate of its sales value. The appraiser takes into account the type of house, the size, the state of maintenance and the location of the house.
The appraised value of a home is necessary to obtain a mortgage. This value must be determined by an independent appraiser, who must not be involved in the purchase or sale of the property. The costs of the appraisal are for the account of the buyer and are tax deductible.
What is an NHG valuation?
With a NWWI valuation you can also apply for a mortgage with NHG. NHG stands for National Mortgage Guaranteeand gives the bank the certainty that the mortgage debt will be repaid if you are no longer able to meet your payment obligation. In exchange for this security, the lender offers an interest discount that can rise considerably.
Buy first or sell first?
In the current market you can often get your current home sold quickly in popular areas. That is why you can choose to firstbuya home and immediately put your current home up for sale. If it is not certain whether you will sell the house quickly or if you need a certain equity to be able to buy your next home, it may be better to sell your house first. The question is also whether you can get enough bridging mortgage to get the new home financed before your current home is actually sold.
What questions can I expect during the viewing?
Actually, the questions that are asked during a viewing are very different. Everyone has their own personal living wishes. These questions are asked the most; how’s the maintenance going? Why are you moving? Is there neighbor nuisance? Where is the meter cupboard and is there a lot of light? If you can’t answer all the questions, that’s no problem! You can indicate that and come back to it later so we will help you with that. It is especially important that you are enthusiastic and that you focus on the main issues and not, for example, why you have chosen a certain doorknob.
Can the seller raise the asking price of a home during the negotiation?
Yes, the seller may decide to increase or decrease the asking price. If you have made an offer, you could also decide to lower it during the negotiations. The previously made offer lapses when the selling party makes a counter offer.
When I bid the asking price, should the seller sell the property to me?
If you offer the asking price, the seller can still decide whether to accept your offer or not, or to have his broker make a counter offer. The Supreme Court has determined that the asking price must be seen as an invitation to make an offer.
Is the brokerage fee included in the 'buyer's costs'?
The buyer’s costs only include the costs that the government links to the transfer of a home. These include transfer tax, notary fees for drawing up the transfer and mortgage deeds and the registration costs of the deeds in the registers.
The costs of a purchase broker are borne by the buyer and the costs of the sales broker are borne by the selling party. These are therefore not included in the buyer’s costs.
Can an NVM broker change the sales system during the negotiation?
Yes that is allowed. Sometimes there are so many interested parties that offer or approach the asking price, that it is difficult to determine who is the best buyer. It can then be decided in consultation with the selling party to change the bidding procedure. But before they change the bidding procedure, they must of course first fulfill any commitments made.
What does the buyer's obligation to investigate entail?
Where the selling party has the notification obligation, the purchasing party has an obligation to investigate. The buyer is expected to examine both the architectural and legal condition of the home. This is also a good reason to engage a buyer’s broker, so that you can be sure that all important matters have been carefully researched.
What are resolutive conditions?
When buying a house, the buyer can have resolutive conditions included in the purchase agreement to guarantee the chance that the purchase can be dissolved if the conditions are not met. Resolutive conditions often relate to obtaining financing, the National Mortgage Guarantee and a building inspection.
What does "cost buyer" mean?
These are the costs that the government attaches to the transfer of a home.
This includes: the transfer tax (2%), the costs of the notary and the costs of the cadastral registration.
What does the free valuation mean?
With a free valuation, we will visit you to view your home.
With the valuation we determine, free of charge and without obligation, what the appropriate asking price is for your home and we give you advice about selling the home. If you have made the decision to sell your home after the valuation, we will gladly take care of the entire sales process!
What is in a valuation report?
The appraiser collects as much relevant information about your home as possible and this is noted in the valuation report. This includes information about:
- The type of home;
- The size, nature and layout of the home;
- The size, nature and layout of the plot;
- The location of the house, the view, facilities and any nuisance;
- The finishing level of the house;
- The architectural quality and state of maintenance;
- The aesthetic and architectural quality;
- Limited business rights to the house and/or subsoil.
- maintenance condition;
- Substantiation of value judgment;
- Private law aspects;
- Description of environment and object;
- Pollution;
- Public law aspects.
What is a NWWI valuation?
If you are going to apply for a mortgage, you need a (NWWI) validated valuation report. The Netherlands Housing Value Institute is an independent validation institute. They check whether the valuation report and the appraiser meet all strict quality requirements.
When applying for a mortgage, the bank will almost always ask for a validated valuation report. A valuation validated by the NWWI is accepted by all Dutch lenders. Keep in mind that most banks accept a valuation report that is no more than three months old. Some banks will accept a NWWI valuation that is up to six months old.
What can you use an appraisal for?
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There are a number of reasons for which a valuation report is mandatory:
- Financing a purchased home.
- Transferring an existing mortgage.
- Increasing your existing mortgage for the purpose of a renovation or improvement of your home.
- Filing an inheritance tax return.
There are also reasons where a valuation report is not mandatory, but it is useful:
- You want to buy a home and it seems wise to have it appraised in advance before you start the negotiations.
- You want to sell your house and are curious what the value is.
- Obtaining insight into the value for the purpose of a division of property.
- You have received the new WOZ assessment from your municipality and you use the valuation to check whether the new WOZ value is correct.
How is the number of square meters of a house determined?
NVM Estate Agents are obliged to measure the number of square meters of a home in accordance with a sector-widely agreed measurement instruction. This instruction describes exactly what is and is not included as the usable surface of a house or apartment. Requirements for this are described in the NEN 2580standard.
How long does a viewing take?
That can vary enormously, sometimes you are done with half an hour, but it can also happen that you are busy for more than an hour and a half. That depends, among other things, on the size of your home, on the person who comes to view and actually also on you! But practice makes perfect and you will see that you get better and better at it.
How do I supervise a viewing?
There is some preparation before a visit. Make sure your house is nice and clean, fresh and tidy. Provide sufficient light and, if necessary, turn on an extra light here and there. It is especially important that those interested feel welcome and at ease. Give them plenty of time to ask questions and also give them the opportunity to walk through your home alone. Some people find that more pleasant, because it allows them to consult with each other for a while. In particular, tell why you have lived in your home so pleasantly and emphasize the positive points.