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buy to let expat mortgage

Opportunities to take out a buy-to-let mortgage

Apartments and residencies are considered interesting investments and expats often contact us to ask if it is possible for them to buy a property to let. In the beginning, expats were only eligible for a buy-to-let mortgage after residing in the Netherlands for at least three years. There are new parties that have less demanding rules for expats looking for a buy-to-let mortgage.

A good investment

Buying a property to let out is a good investment because of the rental income, but also because an increase in property value can be expected in the future. The Dutch housing market has an excellent reputation. If you have sufficient funds you can buy a property with your own money. Another option is to leverage a large part of the purchase price and use your own funds to finance the rest of the purchase. Normally the annual rental value exceeds the cost of a mortgage, as the largest part of a mortgage is interest-only.

Requirements for a buy-to-let mortgage

The following conditions apply:

  • Expats are required to reside in the Netherlands on a non-temporary basis, for example as a knowledge migrant (highly skilled migrant) or for an indefinite period of time.
  • Box 1 income, no minimum gross income.
  • It is possible to finance up to 80 per cent loan-to-value, with a maximum of 60 per cent interest only.
  • A mortgage can be requested when the conditions above are met. The buy-to-let mortgage can only be used for long-term rental. Airbnb and any other short-term rental constructions are not allowed.
  • The bank has a policy that allows financing houses in the larger cities only.

Mortgage types

There is an interest only mortgage with a maximum duration of 30 years, it is for when you finance up to 60 per cent of the property value. If you need to finance more than 60 per cent the remainder must consist of a linear mortgage. This type needs to be repaid on a straight-line basis within 10 years. This mortgage can be repaid in part or full anytime within 10 years without a fine.

Additionally, the rental income needs to exceed the interest and repayment based on a ratio of 1.25. This means that the rental value must be 1.25 times the sum of the interest and repayment of the first year. If you already receive income by letting out a property this ratio decreases to 1.05.

Tax consequences

In the Netherlands rental properties are considered your capital, which is taxed in Box 3. The rent you receive is not taxed directly. There are different brackets in this box depending on the total value of your possessions. You can find the tax levy concerning your total capital for 2018 down below.

Initial costs

You need to add additional closing costs, such as the transfer tax and notary costs, to the purchase price of your apartment. When the property costs €290.000 the total cost will be approximately €315.000 and at that point, the apartment is not out for rent yet.

Real estate appraisal

The bank requires a valuation report and the value of the apartment for rent is €255.000. you can request up to 80 per cent of the property value which means that the maximum mortgage you can request is €204.000. You need €71.000 in savings.

Calculate net rent

The rent is estimated at €15.500 a year. The costs of a landlord are estimated at €2.500 annually which means that the net rent will come to €13.000 a year. In relation to the net rent, the first year mortgage interest and repayment should not exceed €10.400. this is the net rent divided by the ratio of 1.25 or 1.05, depending on if you already rent out a property.

Rent compared with costs

Assuming the interest rate is 4,5 per cent, a mortgage of 80 per cent of the market value is too high to meet the 1.25 ratio. This means that you have to slightly lower the mortgage. However, this example meets the 1.05 criteria, since a maximum mortgage cost of €12.380 would be possible. In this case, you already need to rent out a property.

Revise the financial structure

If this is your first buy-to-let apartment the appropriate financial structure for a property with a total cost of €275.000 would be: a mortgage of €191.250 (75 per cent loan-to-value) and a contribution of €12.380 from your own funds.

A worthwhile investment

Whether buying property to let is a good investment depends on whether you can meet the mortgage conditions, how much savings you have available and if you are prepared to take on the financial management that is required.

If you are prepared to invest for the long term, a buy-to-let apartment can often turn out to be quite a profitable venture.

To determine your budget and later on in the mortgage application we need the following information:

  • Information about you personally
  • Information about existing mortgage(s) and personal loans
  • Information about the property you wish to let
  • Information to substantiate your financial position

Required information about you personally

  • A copy of your passport
  • A copy of your permit of residence

Required information about existing mortgage(s) and or/personal loan(s)

  • A copy of the current loan agreement contract
  • A recent statement of assets and liabilities
  • A recent statement of the property value

Required information about the property

  • A copy of the purchase agreement (signed by both parties)
  • Original valuation report
  • Structural survey report (when required)

Required information to substantiate your financial position

  • Employer’s statement: a statement provided by your employer confirming your annual income based on salary, bonuses and fringe benefits.
  • Salary specification: your monthly pay slip has to correspond with the employer’s statement.
  • Statements of your savings account, loans, investment portfolios and property owned outside of the Netherlands.
  • Confirmation of the tax department’s granting of the 30% ruling if you applied for this.

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    mortgage application declinedJust bought your dream house in the Netherlands and now your mortgage application is declined? What is the next step to turn this rejection into approval? Read this article to understand why your application is rejected and what you can do to increase your chance of getting your mortgage application approved.

    No problem, we have good experiences with arranging a mortgage. Based on a second opinion, we can quickly inform you about the possibilities.

    Why has your mortgage application been rejected?

    It is good to know the reason for rejection. It sounds strange, but often this information is relevant to the right solution. A ground for rejection at one bank need not necessarily be the same at other banks. And to make it sound stranger; Sometimes we receive approval on the mortgage application from the same lender where you received a rejection.

    It is also good to know that we are not afraid of a special or difficult situation. However, you must realize that the rejection in a mortgage application often comes at a (too) late time in the application process. Stress and consultation with the seller, if you buy a house, are therefore inevitable our experience.

    This allows us to unburden you when we see opportunities for a positive mortgage application. If it has to be done quickly you can take a so-called emergency mortgage advice. Then there is clarity about the feasibility within 1 working day. We understand that you want to be clear as quickly as possible, also because you have made agreements with the seller. This uncertainty can also cause them concern.

    Client review
    Excellent, quick and efficient service, very knowledgable. They were available to answer all questions and got us a very good rate. | Read the entire review on Advieskeuze

    Reasons why a bank declines your mortgage application

    In the list below you can find a number of reasons why the lender of your first choice has rejected the mortgage application:

    1. You have a poor credit history and BKR coding, in the Netherlands, this is monitored by the BKR organization.
    2. The valuation of your house is lower than your purchase price;
    3. Your income is not in Euro;
    4. The residence permit does not qualify.

    Mortgage rejected at the last minute

    In practice, we regularly see that the rejection of your mortgage application is announced at the last minute. Then the financing reservation has almost expired and you are standing with your back to the wall. Then you need to get started quickly in order to get an assignment from another lender.

    You can also consult us if you still have to work at the last minute for a mortgage application.

    A piece of cake for bleeding is that you already have a complete set of documents required for the mortgage application in this phase. Because of our experience, we can quickly oversee your case and provide you with the correct mortgage advice.

    Tell us your story

    For applying for a mortgage scan please contact us. Mortgage application declined in the Netherlands, contact us for a free second opinion.

      Hassle free all the way.
      We deal with banks on your behalf, all the way through until 100% completion.
      Expert advice you can trust.
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      Response within 24 hours
      Often sooner.

      Bezit u de rechten op een merk of muziek en wenst u daarmee een hypotheek af te sluiten, dan behoort dit zeker tot de mogelijkheden. We spreken dan ook wel over royalties (ook vaak als royalty’s geschreven) en een hypotheek afsluiten is dan mogelijk. Belangrijk is om aan te tonen dat de inkomsten duurzaam zijn.

      Inkomsten uit intellectueel eigendom

      Royalties ontstaan doordat anderen een vergoeding betalen voor uw geestelijk eigendom. Het begrip royalties wordt ook aangeduid als auteursrechtvergoeding of licentievergoeding. Alle begrippen komen op hetzelfde neer.

      Het is namelijk een vergoeding voor gebruik van werk waarvan iemand anders eigenaar is, of althans de rechten toe bezit. Er zijn diverse soorten vergoedingen voor allerlei soorten gebruik van deze rechten. Daar gaat dit artikel niet over.

      Hypotheek en royalties

      Een hypotheekverstrekker vindt het belangrijk dat er een duurzame bron van inkomen is vanuit uw intellectueel eigendom. Kortom, heeft u net een goed boek geschreven en heeft u goede verwachtingen van de verkoop dan is dat te vroeg om een hypotheekaanvraag op te baseren. Heeft dit boek reeds een goed trackrecord of heeft u als auteur aantoonbaar langjarige inkomsten dan is de zogeheten ‘bestendigheid’ aan te tonen.

      Royalties en belastingheffing

      U kunt op diverse manieren de rechten beheren en daarover belasting verschuldigd zijn. Dat is voor een hypotheekaanvraag minder van belang. Mocht u de rechten beheren op persoonlijke titel dan kan het mogelijk zijn dat de inkomsten in box 1 of box 3 vallen. Uiteindelijk is de belastingheffing van belang voor het kunnen bepalen van uw besteedbaar inkomen. En het besteedbaar inkomen is ook relevant voor het kunnen bepalen van de maximale hoogte van uw hypotheek.

      De rechten op intellectueel eigendom kunnen ook bezit zijn van een rechtspersoon zoals een BV. Dan dient naast de omzet ook rekening te worden gehouden met de kosten van het beheer van de BV en royalties. Bijvoorbeeld bij publishing (bijvoorbeeld het uitgeven van muziek) zijn meerdere partijen betrokken zoals het management van een artiest, liedtekstschrijver en muziekuitgeverij.

      Maatwerk hypotheek

      Beschikt u over royalties en wenst u een hypotheek aan te vragen dan kunnen wij u goed van dienst zijn. Een grote groep opdrachtgevers van ons kantoor zijn vrije beroepsbeoefenaren. Wij kunnen samen met u beoordelen wat de mogelijkheden voor een hypotheekaanvraag zijn.

      Vertel ons uw verhaal

      Wenst u meer informatie te ontvangen over een hypotheek afsluiten op basis van inkomsten uit intellectueel eigendom? Neem dan gerust eens contact met ons op om uw zaak door te spreken.

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        In het Nederlandse systeem is een tijdelijke arbeidsovereenkomst de norm voor promovendi. Hier gaat de rode loper meestal niet voor uit bij de gemiddelde geldverstrekker. Met de juiste onderbouwing en ondersteuning is het wel vaak mogelijk tijdens uw PhD een hypotheek af te sluiten.

        Promovendus en hypotheek afsluiten

        Geldverstrekkers zijn dol op zekerheden en vaste arbeidscontracten. Men wenst graag een zogeheten bestendig inkomen vast te stellen. De eenvoudigste methode om hieraan tegemoet te komen is om te beschikken over een vast contract.

        Dat conflicteert met de gangbare praktijk voor u als promovendus. Tijdens uw promotieonderzoek heeft u namelijk de beschikking over een tijdelijk contract. Dit betekent niet automatisch dat uw hypotheekaanvraag risicovol is. Ons werk begint om duidelijk te maken richting een geldverstrekker wat uw toekomstperspectief is.

        Elementen die hierbij van belang kunnen zijn:

        • Wat is uw toekomstperspectief en baankans op de arbeidsmarkt;
        • Hoe lang duurt uw promotieonderzoek;
        • Is er al zicht op een baan of krijgt u een intentieverklaring.

        Relatieve onbekendheid fenomeen promovendi

        Onbekend maakt onbemind is een bekend adagium. Geldverstrekkers zijn vaak onbekend met de specifieke kenmerken van een promovendus. Aan ons de taak om uw situatie zo goed en duidelijk mogelijk naar voren te brengen. Dit doen wij met veel ervaring en overredingskracht. Immers met uw opleidingsniveau heeft u een meer dan prima profiel om in aanmerking te komen voor een hypotheek is onze overtuiging.

        Specifiek beleid PhD banken

        Sommige banken hebben in hun acceptatiegidsen specifiek beleid ontwikkeld ten aanzien van promovendi. Wij zijn bekend met deze bepalingen en voorwaarden. Bij het adviseren over hypotheken kunnen wij rekening houden met uw specifieke situatie en de acceptatiecriteria. Ook zijn er banken die maatwerk bieden op grond van een grondige en rekenkundig juiste onderbouwing.

        Tijdens uw PhD een hypotheek afsluiten als promovendus is dus mogelijk met een juiste voorbereiding. Goed om te weten is dat wij ruime ervaring hebben met het helpen van promovendi bij het afsluiten van een hypotheek. Voor artsen in opleiding is er specifiek beleid.

        Er zijn zelfs banken die simpelweg uitgaan van uw huidige inkomen als blijkt dat u werkzaam bent als promovendus of wetenschappelijk onderzoeker. Dan zijn er geen drie jaaropgaves nodig, maar kan worden gefinancierd op basis van het huidige actuele inkomen. We hebben dan uw arbeidsovereenkomst of aanstellingsovereenkomst nodig in combinatie met een loonstrook. Mocht u een aanbod tot een hypotheek van een bank krijgen dan is de rente niet hoger dan in een reguliere situatie. Prettig om te weten.

        Tijdelijk contract struikelblok

        Zoals eerder al benoemd is het verkrijgen van een hypotheek ook mogelijk met een tijdelijk contract. Zelfs met NHG is het mogelijk om een hypotheek aan te vragen. Dan dient u minimaal drie jaaropgaves te kunnen overleggen. Een gemiddeld promotieonderzoek duurt circa vier tot vijf jaar. Ook mag u jaaropgaves gebruiken van werkgevers die losstaan van uw promotieonderzoek. De meest eenvoudige manier om het gemiddelde arbeidsinkomen aan te tonen is door gebruik te maken van het UWV-verzekeringsbericht.

        De vuistregel dat u minimaal drie jaaropgaves dient te hebben is geen harde eis. Het hangt dus sterk van de geldverstrekker af en diens acceptatiebeleid. De ene bank legt de klemtoon op inkomen uit het verleden terwijl er ook partijen zijn die juist vertrekken vanuit het huidige inkomen. Kortom tijdens uw PhD een hypotheek afsluiten hoeft niet onnodig complex te zijn.

        Vertel ons uw verhaal

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          top 10 mortgage advisor questions netherlandsFree consultation?

          To help you in this process of finding the best mortgage solution you can read the most frequent questions for mortgage advisors our company handles.

          We also work for expats and foreigners finding the best mortgage in the Netherlands. Only comparing interest rates in today’s world seems simple. But do you service your car yourself, or do you hire a trained mechanic? When it comes to finding the best mortgage many believe ‘servicing’ on their own fits best.

          We believe choosing one of the most important financial decisions a person makes in their life, makes sense to speak to a professional mortgage advisor. Top 10 questions mortgage advisors the Netherlands:

          What is the difference between working with a bank directly and working with an independent mortgage advisor?

          A bank works directly with you and only offers mortgage products from the bank itself. An independent mortgage advisor provides a complete range of mortgages of the entire market. However, your mortgage advisor also arranges mortgages from a selection of preferred lenders.

          In the Dutch system, the mortgage advisor is obliged to inform you about their status. Whether they are part of a bank or have a selection of mortgage lenders and products.

          In our case, we are an independent company and advise mortgages from approximately 40 lenders. We do not accept fees from lenders and work exclusively on the principle of neutrality and independence. We work nationwide.

          Can I get pre-qualified for a mortgage?

          The system for mortgages in the Netherlands is not designed for pre-qualification. However, our mortgage advisors can perform a quick scan regarding your mortgage application. In this part of the process, you provide us with the following information: your name, current address, date of birth, income and assets, and other property owned.

          We can also authorize a credit check, which is the only outside source of information that is checked at this point in the process.

          With this information, you are better prepared to buy a house. If you plan viewings for houses you do not have to provide this information with the real estate broker.

          Which is better—an adjustable-rate mortgage or a fixed rate mortgage?

          This depends on your budget and how long you think you’re going to live there. If you knew you were going to move within five years, you might want to take an adjustable interest rate. On the other hand, you might not.

          Five years goes by quickly. The market could change and you might be in a different financial situation.

          Can I take cash out when I refinance?

          If it is your primary residence, most lenders will allow you to take cash out (subject to your bank’s approval) for any reason, such as renovation, debt consolidation, college tuition, or the purchase of a second home.

          Lending guidelines and rates will differ from lender to lender.

          How much are closing costs?

          In the Netherlands for buying an existing house, you need to calculate approximately 5% of closing costs.

          With this calculator you will have a good impression of the real closing costs for buying a house in the Netherlands.

          Am I allowed to make partial repayments of capital or increase my monthly repayments if I wish to repay the mortgage earlier?

          Ask what conditions will apply if you wish to pay off part of the mortgage or accelerate your repayments.

          Are there any penalties for repaying the mortgage early?

          That depends on several factors. If the interest rate of your current contract is higher then the market interest rate there is a good chance you have to pay a penalty. In most cases, this penalty is tax deductible.

          Will you be able to assist me in the future?

          It is very likely that you will want to assess the performance of your mortgage every few years. It may be that the amount you are paying back increases down the line, or it could transpire that, since taking out your initial mortgage, a better option has become available. Your mortgage will continue to play a significant role in your finances for decades, so setting up regular appointments with a trusted professional could benefit you greatly.

          Is there an arrangement fee to pay and if so will I get this back if my application does not proceed?

          We provide your mortgage advise on no cure no pay base. We only charge you the fee on the same moment as your mortgage will be provided by the lender.

          Response within 24 hours.
          Often sooner.
          We work nationwide
          Visit at home free of charge.
          All your information is 100% safe and secure.
          We care about your privacy.

          For having an indication of your future mortgage payments please contact us.


            mortgage takeover after divorceMortgage takeover after divorce – How does it work?

            Divorce ensures that many things need to be arranged. Especially when you own a house together. This house is often also charged with a mortgage. First, agreements must be made about the plans for the house. Are you staying in the house and buying out your ex-partner or vice versa? Or you decide together to sell the property and repay the mortgage.

            At the moment that you or your partner solely own the house and you are not married in community of property, the house does not have to be divided. If you have made prenuptial agreements then special arrangements can be made regarding the mortgage and the home.

            Mortgage takeover after divorce

            This sounds easier than done. There is a lot to look at before a mortgage can be taken over or be transferred to one name. It is also possible that a new partner wants to sign into the mortgage deed. This is then called ‘jointly binding’.

            For example, you first need to make agreements and secure them in a divorce agreement. The mortgage provider can assess your application on the basis of this document, among other things.

            Until the mortgage has been taken over or a new mortgage is contracted, you and your partner remain jointly liable for the mortgage. You both remain liable for the mortgage provider or bank if the monthly payments are no longer paid. It does not matter whether you are still living in the house. The relocated partner who still appears in the mortgage agreement remains liable.

            Home acquisition debt and divorce

            Are you both owner of the house and have you taken out a mortgage for the house then you also have each right to half of the so-called home acquisition debt. This is a fiscal concept. This is the amount of the mortgage on which you may deduct mortgage interest if you meet the conditions.

            This home acquisition debt is personal and not transferable. Why this is relevant we will try to clarify with an example.

            Karin and Adam together bought a home in 2004 with a mortgage and home acquisition debt of € 250,000. This mortgage is fully redemption-free. Karin would like to take over the home and mortgage. For the sake of convenience, we make the assumption that there is no surplus value. Karin is allowed to continue part of the redemption allowance. They may only have a 50% interest-only mortgage and for the other 50% they must choose an annuity mortgage or a linear mortgage.

            The reason for this is that on 1 January 2013 the loan rules for mortgages have been tightened up. This was part of a package of government cuts. New buyers must do as much as possible on repaying a mortgage and also pay it off on the basis of minimal annuities. Since Karin ‘buys’ a part of the house in the example, she also has to deal with these new loan rules. That is if she wishes to qualify for the interest deduction.

            Your bank does not agree with taking over the mortgage

            If you rely on this outcome, you should sell the property or, together with your former partner, decide to leave the situation as it is. Better you can try to make these agreements during the separation procedure. After all, these scenarios can be foreseen or conceived and then it is clear to everyone what the final agreements are.

            When you or your ex-partner remain in the mortgage deed, this may cause problems when buying the next home or applying for a loan. You will also remain responsible and severally liable for repayment of this mortgage in such a situation.

            Do you want a second opinion from another lender, we can help you with that. Then make an appointment or call us directly.

            What documents are needed to take over the mortgage after my divorce?

            If you choose to take over the existing mortgage, an extensive set of documents is required. In most cases, the divorce creates a tighter disposable income. This has an effect on the maximum mortgage. In order to have a good chance to take over the existing mortgage, it is important that you think about the affordability of your expenses yourself.

            To give this hand and foot, you can draw up personal budget advice on the Nibud website. This gives you a good impression of the actual expenses and disposable income.

            The following documents are often necessary to collect:

            • Divorce Agreement;
            • Agreements concerning the distribution of assets linked to the mortgage;
            • Annual statement and/or employer’s declaration of income;
            • Statement and quotation of the current mortgage.

            Take over a mortgage with NHG after divorce

            If you have taken out a mortgage with a National Mortgage Guarantee at the time, specific rules apply.

            The attached process card shows the procedure for converting your mortgage with NHG into a single name or when the sale of the property is the order.

            Response within 24 hours.
            Often sooner.
            We work nationwide
            Visit at home free of charge.
            All your information is 100% safe and secure.
            We care about your privacy.

            For having an indication of your future mortgage payments please contact us.

              bkr coding mortgageIs your mortgage application declined because of a BKR coding? First of all: don’t panic. We can help you increase your chances for a mortgage application. Most of the time this rejection comes at a really inconvenient moment. Especially when you are in the process of buying a house.

              What is BKR?

              If you have obtained for credit or a mortgage, the information is registered with BKR. At that moment the loan provider keeps the database from BKR updated with your payment behavior. You will be coded if you have caught up overdue payments for a number of months. Each credit type has a different period. For example, for mortgages, this period is 3 months.

              If you have caught up overdue payments, a rehabilitation code will be noted in your BKR overview. This is called a “herstelmelding” (rehabilitation). This information will remain visible for a period of 5 years after the contract ends.

              Mortgage declined because of a BKR code

              A lot of mortgage providers decline a mortgage application if you have a BKR-code. Also, some lenders prefer to lend to a specific demographic. As independent mortgage advisers, we have experience of the market and can help you obtain a mortgage. We will be aware of what different lenders require before offering you a mortgage, and we will speak to the lender on your behalf.

              We can make a scan about the possibilities of obtaining for a mortgage if you provide us information regarding your income and the property you want to buy.

              Administration errors BKR coding

              Lenders aren’t perfect. Some of them put the details from your application into a computer so you might have failed because of a mistake or error on your BKR-file. If you want to know what is registered you can easily download your BKR-file. For a mortgage application, we also need a copy of this BKR report.

              Each mortgage application is logged in your BKR-file. Repeatedly applying for a mortgage makes it look like you have problems, so try to avoid this situation. We prepare your mortgage application and will search for a solution.

              When is it possible to apply for a mortgage?

              If you have a BKR-code it is necessary that you meet the following standards:

              • there is a rehabilitation code (H-erstelcode) visible on your BKR overview;
              • the loan has an end date;
              • your current situation is stable and steady.

              Have a question?

              For applying for a mortgage scan please contact us.

                Hassle free all the way.
                We deal with banks on your behalf, all the way through until 100% completion.
                Expert advice you can trust.
                Best services are guaranteed for you.
                Response within 24 hours
                Often sooner.


                Het wordt steeds eenvoudiger om een hypotheekaanvraag te doen. Door middel van het aanleveren van een UWV verzekeringsbericht kunt u uw werkgeversverklaring overslaan. Dit geldt niet voor alle hypotheekaanvragen, in dit artikel zullen we uitleg geven over de (on-)mogelijkheden.

                Het project Handig! is een initiatief van een aantal organisaties met als bedoeling om hypotheekaanvragen simpeler te maken. Ook wordt zoveel mogelijk gebruikgemaakt van ‘broninformatie’.

                Hoe kan ik dit verzekeringsbericht aanvragen?

                Dat is relatief simpel en gratis via MijnUWV te doen in combinatie met uw DigiD en de volgende stappen:

                • Nadat u bent ingelogd kiest u voor ‘persoonlijke gegevens’;
                • Vervolgens kiest u voor de knop ‘arbeidverleden’ en daarna klikt u op ‘controleren’;
                • Daarna kiest u voor ‘download printversie’ en laat alles vinkjes aan staan;
                • Het document kunt u dan hierna opslaan en uploaden via ons klantenportaal.

                Op 15 mei 2019 heeft het UWV het beveiligingsniveau verhoogd om te kunnen inloggen. Er is nu sprake van tweetrapsverificatie. Hierdoor dient u te beschikken over de DigiD app of sms-controle van DigiD. Deze dienst dient eerst geactiveerd te zijn. De verwerking hiervan kost bij DigiD enkele werkdagen.

                Voor wie is dit bericht geschikt?

                Iedereen die een hypotheek wil aanvragen en nu in loondienst is kan dit bericht gebruiken. Ook iemand die de laatste twaalf maanden in loondienst is geweest kan gebruikmaken van het verzekeringsbericht.

                Een aanvullende eis is dat u binnen tien jaar niet met pensioen gaat. Dan dient op een andere wijze uw inkomen te worden vastgesteld.

                Voldoet u niet aan deze criteria dan dient uw inkomen op de ouderwetse manier vastgesteld te worden. Ook dat is geen probleem voor ons.

                Welke banken accepteren een UWV verzekeringsbericht?

                Op dit moment zijn het een handvol banken die in plaats van een werkgeversverklaring ook het UWV verzekeringsbericht hanteren om uw inkomen te bepalen. De volgende banken doen mee:

                • ABN Amro;
                • ING Bank;
                • Rabobank;
                • Florius.

                Dit zijn relatief weinig banken, maar u dient zich voor te stellen dat ze qua marktaandeel bijna de helft van alle hypotheken verstrekken. Kortom, voor veel hypotheekaanvragen is deze stap in efficiency positief te noemen.

                Wat zijn de voordelen van dit document?

                Opgesomd zijn de volgende voordelen van toepassing:

                • Het proces van uw hypotheekaanvraag verloopt sneller en nauwkeuriger;
                • Uw variabel inkomen kan nu volledig worden opgenomen in het toetsinkomen;
                • Flexwerkers met een opeenvolgend arbeidsverleden kunnen zonder vast contract sneller in aanmerking komen voor een hypotheek;
                • U hoeft geen werkgeversverklaring meer op te vragen bij uw werkgever;
                • Ook een hypotheek in combinatie met NHG valt op deze wijze aan te vragen.
                • Ook voor een spoedhypotheek is dit verzekeringsbericht geschikt.

                Hypotheek binnen de proeftijd

                Door het toepassen van het UWV-verzekeringsbericht kunt u ook een hypotheek aanvragen binnen de proeftijd van uw nieuwe baan. Dit scheelt stress bij het regelen van de hypotheek voor het kopen van een huis bijvoorbeeld.

                Zijn er ook nadelen aan het gebruik van dit document?

                Zeker, er kleven ook een paar nadelen aan het gebruik van dit verzekeringsbericht:

                • Omdat gerekend wordt met het gemiddelde inkomen van de afgelopen periode worden recente loonstijgingen niet volledig meegenomen;
                • Een toekomstige inkomensstijging valt ook niet mee te nemen in deze berekeningswijze;
                • Hoewel het UWV digitaal werkt, kunnen er ook fouten in het inkomen zitten. Het kost tijd om dit te laten herstellen;
                • Nog niet alle geldverstrekkers accepteren dit document als bewijs van inkomen.

                Vertel ons uw verhaal

                Wenst u meer informatie te ontvangen over het aanvragen van een hypotheek? Neem dan gerust eens contact met ons op om uw zaak door te spreken. Een afspraak of contact verplicht u tot niets!

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                  Deskundig en eerlijk advies.
                  Op basis van vaste prijzen en no cure no pay. Hoge klantwaardering.
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                  afwijzing verzoek hoofdelijk ontslagAfwijzing verzoek hoofdelijk ontslag ontvangen? Erg vervelend. Alleen u hoeft niet bij de pakken neer te gaan zitten. Met een kosteloze quickscan kunnen we zien of de afwijzing terecht is.

                  Waarom zou een afwijzing onterecht zijn?

                  De redenen hiervoor kunnen legio zijn. Vaak zien wij dat een onterechte afwijzing gebaseerd is op een gebrek aan goede wil. Een geldverstrekker heeft namelijk diverse instrumenten tot haar beschikking om de hypotheek bijvoorbeeld passend te krijgen conform de leennormen. Er gelden voor het behoud van een woning en dus hypotheek ruimere regels ten opzichte van het verstrekken van een compleet nieuwe hypotheek. Deze tools dienen dan wel actief te worden voorgelegd door uw hypotheekadviseur.

                  De overheid en banken hebben in een gezamenlijke overeenkomst afgesproken woningbehoud de voorkeur te geven ten opzichte van verkoop van de woning. Het honoreren van een verzoek tot hoofdelijk ontslag zou dan ook het doel kunnen zijn. U dient uiteraard wel de lasten van de hypotheek en andere verplichtingen te kunnen dragen. Er mag geen financieel ongezonde situatie ontstaan. Logisch.

                  Vorig jaar heeft bijvoorbeeld geldverstrekker Obvion een tik op de vingers gekregen van klachteninstituut Kifid vanwege het onterecht weigeren tot hoofdelijk ontslag. Soms is een klachtenprocedure nodig om uw doel te bereiken, alleen in de meeste gevallen is dat niet nodig en komen we er met de geldverstrekker zelf uit.

                  Wat betekent dit concreet voor mij?

                  Wij kunnen voor u een second opinion opstellen en toetsen of de afwijzing terecht is. Wij starten compleet blanco en staan aan uw zijde. Pas nadat wij tot de conclusie komen dat de afwijzing onterecht is zullen wij u een offerte sturen voor onze werkzaamheden. Daarbij werken wij op basis van no cure no pay.

                  Als u het niet eens bent met de beslissing van de geldverstrekker tot de afwijzing verzoek hoofdelijk ontslag kunt u ons een set documenten sturen. Wij zullen dan binnen 1 werkdag na ontvangst van het complete dossier een beoordeling maken van de haalbaarheid van uw verzoek. De documenten die wij in ieder geval nodig hebben zijn de volgende:

                  • kopie van het dossier dat u hebt gebruikt bij de aanvraag tot verzoek hoofdelijk ontslag;
                  • uitleg waarom u zelf van mening bent dat de afwijzing onterecht is;
                  • afspraken die u met uw ex-partner heeft gemaakt door middel van een echtscheidingsconvenant of vaststellingsovereenkomst.

                  In welke situaties zijn wij succesvol geweest?

                  Op het moment dat uw inkomen niet volledig wordt meegeteld bijvoorbeeld. Er kan sprake zijn van een deel van uw inkomen dat niet wordt meegenomen in het toetsinkomen, om allerlei redenen. Bijvoorbeeld van een ondernemer die een minderheidsbelang heeft. Dan kan een geldverstrekker zich op het standpunt stellen dat de zogeheten overwinst niet kan worden gebruikt. In dergelijke situaties kunnen wij goed onderbouwen dat er bijvoorbeeld sprake van een bestendig inkomen is.

                  In een andere situatie had iemand een woning in de verhuur. De bank in kwestie nam wel de volledige hypotheeklasten mee van deze verhuurde woning in de toetsing alleen niet de huurinkomsten. Hier hebben wij betoogd dat we begrip hadden voor de huurinkomsten achterwege laten, maar dan ook de bijbehorende lasten. Op deze denkwijze kan er namelijk altijd op een afwijzing worden gestuurd.

                  Kern van onze aanpak is dat wij een compleet dossier voor u opbouwen en de acceptant volledig inzicht in de toekomst en het verleden geven. Bovenal hebben wij geleerd in ons werk ‘don’t take no for an answer’. Natuurlijk kan een afwijzing terecht zijn, en als dat zo is zullen wij u dat eerlijk aangeven.

                  Vertel ons uw verhaal

                  Wenst u hulp bij het regelen van hoofdelijk ontslag. Onze hypotheekadviseurs begeleiden u graag bij het realiseren van deze plannen.

                    Reactie binnen 24 uur
                    Meestal al eerder.
                    Deskundig en eerlijk advies.
                    Op basis van vaste prijzen en no cure no pay. Hoge klantwaardering.
                    Uw gegevens 100% veilig.
                    Wij respecteren uw privacy.

                    mortgage for expatFree consultation?

                    Expat mortgage Netherlands

                    Buying a house in the Netherlands and need for a mortgage? We’re specialists in expat mortgages and can find the best Dutch mortgage for you, hassle-free.

                    Expat financial advisor

                    Evening appointments? No problem at all. We understand that you have a busy life. You can call, e-mail, Whatsapp us seven days a week between 8:30 am and 9 pm for financial advice or real estate services for your new house. We can discuss how much you can borrow and find the best mortgage solution for your dream house.

                    We understand your specific needs and have a good track record. Also we are familiair with the specifics regarding the 30% ruling.

                    Experience of Lin with our mortgage and buying serice
                    The advisor is very professional and very efficient. We have met 3 agents before him and we’re not so happy about them, a friend of ours recommended him to us. Since then it has been a very pleasant and smooth journey. He is also very proactive in helping us to find a good house. In the end, it saved us money and time. Highly recommended. | Read the review on
                    Experience of a client
                    Excellent, quick and efficient service, very knowledgable. They were available to answer all questions, and got us a very good rate. | Read the review on

                    Expat mortgage 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).

                    Mortgage rate

                    The mortgage rate operated by the bank depends on:

                    • The period for which the interest rate is fixed. In this time, how long 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.

                    Expats package deal?

                    With our expat package deal, you get your own personal real estate agent who will guide you smoothly through the process of purchasing a house. We will attend the visiting properties you’re interested in and research the house for the conditions of the house, local development plans and more of that is all correct. Our real estate agent will help you make sure everyone else involved in the transaction is doing their job.

                    What you get with this package deal:

                    • Visits property where you want to make a bid for;
                    • Checks local development plans;
                    • Checks property condition;
                    • Checks leasehold;
                    • Checks environmental issues;
                    • Checks owners association;
                    • Conducts negotiations;
                    • Checks purchase contract conditions;
                    • Checks the notary deeds and final invoice;
                    • Accompanies you to the notary.

                    Personal mortgage advisor

                    When you want to apply for a mortgage in the Netherlands, we will assist you during this process of a mortgage application. With a personal mortgage advisor, you can get a few things sorted out such as advice on which mortgage suits your situation best and what sort of insurances you need. But also, a final check if all the paperwork is filled in correctly before heading to the notary. What you get with this package deal:

                    • Investigate your possibilities in getting a mortgage;
                    • Compare all mortgage providers on conditions, products and interest rates;
                    • Advice which mortgage is the best for you;
                    • Mortgage application at any mortgage lender in the Netherlands;
                    • Advice and application of life insurance;
                    • Application for your monthly tax return in the first year of your mortgage;
                    • Application of housing insurances;
                    • Checking notary documents before you sign the owner’s deed and mortgage deed;
                    • Guidance with tax application.

                    The fixed fee for this package deal is € 4.500 and is tax deductible! The rate after tax refund is approximately € 2.273.

                    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 independent and nationwide and have offices in Amsterdam, The Hague, Rotterdam and Breda (Zevenbergen). Our real estate agents can assist you by buying property in the Netherlands. You can request a meeting by sharing your details below, or you may reach us at 0031-168-327702.

                    We also work independent from financial providers and our financial advisors provide you with 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 bank account where your salary is paid;
                    • The most recent 3 months’ paychecks, 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.

                    Closing costs of buying a house in the Netherlands

                    What are the costs involved with buying a house in the Netherlands? With this tool, you can get an indication of the closing costs of buying a house or apartment.

                    Our service

                    • 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;
                    • Tax deduction applications;
                    • LTV (Loan To Value) 100%;
                    • We provide you with 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.

                    How will the mortgage interest in the Netherlands develop in 2018?

                    Is it wise to extend or adjust your mortgage now, because of the low interest rates? Or is it better to wait?

                    Will interest rates remain low?

                    You should benefit as much as possible from low mortgage rates. But how long can you extend your current mortgage and enjoy a low monthly amount? Have you recently bought a house, then you have already benefited considerably from the low mortgage rates. But if your mortgage has been running for ten or twenty years, it is a different story.

                    How long does this interest rate last?

                    If we knew it, we would tell you right away of course. Still, we can assume that interest rates will remain low because the European Central Bank runs a stimulation program called QE which provides a lot of money in the economy. This program quits by the end of 2019. Because the economy is growing considerably, the expectation is that interest will only start to rise from the summer of 2019. The mortgage rates will follow the financial markets.

                    Actual interest rates (May 22, 2019)

                    Finance with 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 an 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 € 290.000. Other conditions of this program.

                    Have a question?

                    For having an indication of your future mortgage payments please contact us.

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