You want to buy a house in the Netherlands or improve your current mortgage? Apparently it’s nearly impossible for expats living in the Netherlands to get mortgages to buy Dutch property? We provide mortgage advice for you as expat!
Well, actually, the headlines are not entirely true! What is correct is that most of the mortgage providers have been forced to tighten their procedures since the crisis. But the fact of the matter is, there are still mortgage providers out there looking to do business with trustworthy clients.
Mortgage advice expat the Netherlands
As experts in expat mortgages and Dutchmen, we all know that the Dutch property landscape is one of the strangest in the world. Most Dutchmen have a strong desire to own their own home. About 60% of the people posses their own home. Then there is the fiscal phenomenon ‘hypotheekrenteaftrek’ (tax deductible interest).
Only comparing interest rates is apples to oranges. We help you see the big picture.
The mortgage rate operated by the bank depends on:
- The period for which the interest rate is fixed. In this time, how longer the time the rate is fixed the higher the interest rate is. It’s also to choose for a mortgage without a fixed rate;
- The ratio between the value under foreclosure and the amount of the mortgage loan. The interest margin required by the bank to cover the risk increases in keeping with the percentage of that ratio.
During the crisis certain parts of the country are stagnating in terms of pricing, other areas have seen prices fall. There is still a shortage of housing in most of the large cities such as Amsterdam or The Hague. For some people it’s about securing a future place to live whilst prices are stable, for others it’s a good investment or it’s about buying property in a nation where they understand the process and know that a property owner’s rights are strongly upheld by law.
Expat mortgages special solutions
Whatever reasons you may have for considering the purchase of a house in the Netherlands, the good news is that there are mortgage providers willing to offer expats mortgages. The bad news is that many providers don’t even advertise the fact! More good news : we can assist you by obtaining a mortgage.
Expat mortgage process
If you’re interested in our services, we charge you fixed fees for our services. Our first meeting is always free of charge an can take place at your home or workplace, also in the evening hours. We work indepent and nationwide and have offices in Amsterdam, The Hague and Breda (Zevenbergen). Our real estate agents can assist you by buying property in the Netherlands. You can request for a meeting by sharing your details below, or you may reach us at 0031-88-2687668.
We also work indepent from financial providers and our financial mortgage advisors provide you personal tailored mortgage advice.
During our first meeting we will ask you to inform us about the following information :
- Contact information;
- Basic details about the property requiring finance including your required mortgage amount and amount of deposit;
- A copy of your passport and a utility bill for your main residence;
- Bank statements of the last three months of the bankaccount where your salary is paid;
- The most recent 3 months’ pay checks, alternatively, an employer’s confirmation of income (werkgeversverklaring) or copies of your accounts from a verifiable accountancy firm if you’re self-employed.
As you can imagine, each application is then assessed on its personal merit, and those who lend to expats are aware that it’s not always straightforward to provide seemingly the most basic of information.
Don’t be put off, there is finance available, and the Dutch property market can make a safe bet when approached in a cautious and calculating manner.
What is National Mortgage Guarantee (in Dutch NHG)
The Dutch National Mortgage Guarantee (NHG) scheme is unique in Europe. It helps you take out a mortgage that is guaranteed by the Dutch government and gives you a interest discount. This discount can be up to 0,5%!
And if you do run into problems meeting your mortgage payments due to circumstances beyond your control, the National Mortgage Guarantee may provide a safety net for you, and your mortgage lender.
When you take out an NHG-backed mortgage, you know for sure that your mortgage matches your income. That’s because your mortgage meets the criteria for responsible lending and borrowing set by the National Institute for Family Finance in the Netherlands (NIBUD). So you know for sure that you’re not borrowing more than you can afford. After making the monthly mortgage payment you’ll still have money left for other expenses like groceries, insurance and your savings account.
Safety net if you can no longer pay your mortgage
If you have an NHG-backed mortgage and can no longer pay your mortgage due to specific circumstances beyond your control, you and your mortgage lender can turn to us for support.
The specific circumstances under which NHG comes into operation are:
- if you lose your job;
- if your relationship ends;
- if you become disabled for work;
- if your partner dies.
The National Mortgage Guarantee is referred to in Dutch as ‘NHG’ or ‘Nationale Hypotheek Garantie’ (NHG). The maximum mortgage with NHG is € 265.000 in 2018.
How to obtain your first mortgage in the Netherlands
The first step can be to find out how much money you can borrow. The main barricade many expat buyers come up against is finding money for the closing costs and apply for a 100% mortgage.
Having a small deposit can restrict the number of mortgages available to you, but there are first time buyer mortgage schemes which your mortgage adviser can discuss with you.
Following this, the next step is to get yourself mortgage ready. With more stringent affordability testing from the lender, it’s important that your income documents are in order.
Code of conduct for mortgage loans
Lending institutions such as banks and other mortgage providers are bound by a code of conduct in relation to mortgages. In Dutch this code of conduct is known as Gedragscode Hypothecaire Financiering. The current version of the governments Code of Conduct for mortgage loans came into effect in 2011. The code of conduct applies to mortgages on primary residences only.
Our mortgage advisers
Our professional mortgage advisers are experts when it comes to arranging expat buyer mortgages. With access to over hundreds mortgages from over 40 lenders, we are perfectly committed to help you find the right mortgage and get you a foot on the property ladder. We will be on hand to guide you through the whole process, right up until the day you get the keys in your hand.
Whether you prefer a face to face or telephone appointment, we will offer the same expat mortgage service. Our mortgage advisers will take into consideration your personal circumstances, including your income and other relevant information. All of this helps us build a picture of your financial situation and can help us recommend a mortgage deal that is right for you.
Taking out a mortgage as an entrepreneur
Starting a business and buying a house in the Netherlands. They are two of the biggest things you can do in life – but do buying a home and starting a business go hand-in-hand?
For many new business owners, the prospect of securing a mortgage fills them with dread. Judging by the number of client enquiries we receive many still fear that a freshly-formed business will, in the eyes of lenders’ underwriters, disqualify them from mortgage eligibility.
On the flip side, many would-be business owners are forced to prioritise, preferring to defer their career ambitions, to secure their family home first. Only returning to their business dreams, sometimes years, later.
But the anxiety around the implications of starting a business on your mortgage eligibility doesn’t need to be so thorny.
It’s getting easier to get a mortgage as an entrepreneur
True, historically, securing a home has been less straightforward for the self-employed than for employees. But, while in years gone by many lenders have shut up shop when approached by fledgling entrepreneurs, I have good news as most have now relaxed their rules.
More specifically, whilst lenders all used to operate different criteria when it comes to assessing mortgage applications, many have now standardised the way they judge affordability. And the pool of lenders and products available to business owners is growing all the time.
So, don’t worry – just like for your salaried friends, as long as your finances are fundamentally sound the chances are that you will get a mortgage.
How to navigate the mortgage application process if you’re a business owner
Many new business owners stress that mortgage lenders will require three years’ of good accounts against which to judge an application. Yet, whilst three years typically remains the period underwriters tend to look back on, the focus of their energies has changed.
Rather than dive in to your company accounts, most lenders also want to see your personal tax calculation. That means, just like employees, you need to show lenders proof of earnings after and before tax.
Remember, your lender is also interested in the health of your business – as long as you can demonstrate a viable flow of cash – whether in dividends or salary – to your personal finances.
Plan your business finances
This doesn’t mean, however, that, when you want to buy a house you can embark on a new business with impunity.
Yes, there are fewer technical hurdles to securing a mortgage but you must nevertheless consider the impact of starting a busines on your underlying finances.
You want to avoid getting into a situation where you are forced to defend your business plan or attempt to justify first-year set-up costs as one-off as this could cause delays to the whole process.
- We will find you the most appropriate mortgage provider in the market for your mortgage requirements;
- We will present a proposal in a concise and appropriate format to maximise its approval possibilities;
- To use our negotiation skills with the mortgage provider to ensure you receive the best terms available;
- Home inspection with report in English? Available within 48 hours.
- Tax deduction applications;
- LTV (Loan To Value) 100%;
- We provide you all the necessary assistance to purchase, including Dutch tax matters;
- Our fee is tax deductible and in most cases VAT-free;
- Most important: no cure no pay;
- We will accompany you at the appointment with the notary.
For having an indication of your future mortgage payments please contact us.