Tag: netherlands

Buying a house with friends and mortgage

Door op januari 21, 2023 in mortgage

buying house with friendsBuying a house with your friends and applying for a mortgage in the Netherlands, how does it work?

How exciting is it to buy a house with your best friend(s)? In times like these, in which the housing market has completely dried up, it can be a good idea to buy a home together with your friends instead of renting a house. Our experience is that it is increasingly common for friends or befriended couples to buy a house, villa or residential farmhouse together.

Buying a house together enables you to add up your wages and the result is that you can look in a different (and less competitive) price range when looking for a house. It is also possible to split up the property in the future and end up with separate houses which can be sold by itself when needed. The splitting of property is especially relevant in the larger cities where it is common to split up monumental houses and we have the expertise to help you with this process.

Furthermore, we frequently help befriended couples with the purchase of a residential farmhouse. This type of house is also very suitable for dual occupancy and dividing the property in the future.

What is the maximum limit of co-owners?

There is a limit of four co-owners when you purchase a house and it is possible to add up all wages. However, in the mortgage application the first earnings count for 100% and the second earnings for 90%. Starting 2023 the second earnings will also count for 100%. Not every bank is eager to supply a mortgage but luckily we have experienced advisers who can help you out. We know the rules and regulations of the bank and are able to inform you about the available options.

We help both friends as well as befriended couples who wish to buy a house together.

Buying a house together

As discussed earlier the upside of co-ownership is that all earnings can be included in the mortgage application. The total amount of the loan depends on the policy of the bank. Not every bank permits a construction of a co-ownership of more than two people.

What options are available in a co-ownership?

There are a few options available and the first option is that each person (or couple) has a stake of 50%. The alternative is partial rent: one person buys the entirety of the house and the other person rents a room. However, this does not fit into the policy of most traditional bank loans. There are often additional rules and restrictions in place regarding the maximum amount of the loan or in some cases a penalty in the shape of a raised interest rate.

Managing expectations when buying a house and making arrangements

Every (co-)owner and mortgagor is responsible for paying back the mortgage. This is what we call joint and several liabilities and the bank can address every person mentioned on the deed of mortgage. It is recommended to make arrangements in case of unexpected circumstances and a notary can help you organize this in an official document. Examples of (unexpected) circumstances or life events:

• Unemployment or incapacity (when you cannot work at all or in part due to sickness or disability);
• A divorce or end of a relationship;
• Plans to move;
• Mutual arguments;
• An addition to the family / having children;
• A new partner.

It might not be comfortable to discuss these topics in detail with your friends but it is very important to manage expectations in case of the aforementioned life events. You can prevent a lot of trouble in the future when you have a notary prepare an official document. For example, you can include that the first right of purchasing a house (after a breakup or divorce) passes to the remaining co-owners and you can make arrangements regarding the home evaluation.

If you are going to buy a house together with your friends you will also have to keep in mind that there are additional costs you have to pay to acquire the house (taxes, financial/mortgage advice, the services of the notary, etc.).

Another example of arrangements you can make are in regard of the minimal amount of time you have to live together. If one of you decides to move out rather quickly you could be stuck with a residual debt. To counter this you could document a mandatory time of living together for 5 years. After this period of time a fair part of the mortgage will be paid for and hopefully the value of the house has increased. This will soften the blow financially when you have to sell the house in case of an unexpected circumstance happening.

Room for individual choices in the structure of the mortgage
It is possible to cater to everyone’s specific wishes and situation and divide the mortgage into different parts. Each part allows for a different fixed interest period or mortgage form (for example annuity, linear or installment-free interest-only payment). Furthermore, dividing the mortgage into different parts also allows every buyer to retain their right to mortgage interest deduction.

In the future, when selling the house for example, the splitting of the mortgage also makes it easier to see what everyone’s share has been in repaying the mortgage. On top of that, if one of the co-owners wishes to make an additional repayment it will also be easier to document.

Another possibility is to the divide the mortgage and let it correspond with the co-ownership stakes when they are different from the usual ratio of 50/50. In short, there are lot of solutions tailored to your personal situation. Buying a house together with friends is possible and something we can recommend.

Owner carry agreement

During the mortgage consultation we will also discuss the possibility of drawing up an owner carry agreement. In this document it is possible to register individual tax and mortgage parts. The agreement is an extra document in addition to the mortgage.

An owner carry agreement is especially useful when you have a different starting point from the other (future) co-owners, for example: some people already have (had) a mortgage, contribute more savings buying a house or have different assets. In that case we can help you make the right choices and supervise the contact with the notary of your choice. This is also a very important part of the process of buying a house together and will be discussed in detail during the consultation.

Benefits of purchasing a house together with your friends

In summary there are the following advantages to buying a property with your friends:
• You can stack your income and assets which makes it possible to look for a house at the higher end (price range) of the housing market.
• Paying for a rental property on your own can be very expensive. When you have co-ownership of a house you can split the costs with your friends.
• A lot of people find it more enjoyable to be at home together in the evenings and spend time quality time together.

The downside of purchasing a house with your friends

Needless to say there are downsides to buying a house together:
• The tax-laws and bank will see you as partners which means you have insight in each other’s finances such as current loans, income and differences in assets.
• To prevent iniquity it is important to set up house rules. Who uses what in the house and how will you distribute housework? Irritation and arguments can be avoided by making the right arrangements.
• Earlier we discussed joint and several liability. In case of unemployment the others will be involved as well. The bank expects you to pay back the mortgage monthly and when you miss a payment every co-owner is responsible.

Dividing the property

As soon as you sign the purchase agreement you have to think of and make arrangements for dividing the property legally. As we discussed earlier this is not mandatory but it can help prevent issues from occurring in the future. As it happens, it cannot be ruled out that one of the co-owners decides to move out of the house. Another important thing to keep in mind is that not every house can be divided and the municipality has to consent first.

Sometimes it is also possible to finance a renovation if the house after rebuilding is fit for dual occupancy. This makes it possible to buy and live in a house before any formal division of the property.

We helped a lot of clients with the wish to buy a large townhouse or a residential farm and supervised the dividing of the property and the registration in the land registry. As we mentioned earlier, splitting the house beforehand makes it less stressful when one of the co-owners wants to move on and out. After all, they can sell their part of the property without having discussions about the worth of the property.

Selling your current house

It is possible to appeal to the surplus value of the house(s) of you and your friends and use them when buying a new property.

Intended use of the (new) property

It is not uncommon to want to buy a residential farmhouse together with your friends. These type of houses are suitable for large families, especially when you consider the size of the house and land. However, a downside of a residential farmhouse is the registered use of the property with the municipality. A lot of these houses are registered for (partially) agricultural use. We have more than sufficient experience with this type of house and this does not have to be a problem either.

Buying a second home with your friends

There are possibilities to finance a holiday or second home. Starting 2023 the property transfer taxes of a holiday or second home are raised to 10,4% of the purchase price. Keep in mind that the purchase costs of acquiring ownership of the house are a lot higher in that case.

Taxes

We also have the expertise to help you with matters regarding taxes, for example when you want to know in what cases you are (not) entitled to interest reduction.

What can we offer you?

We can offer you a swift insight (“quickscan”) into the possibilities of financing your plans. We can help you with applying for a mortgage, work nationwide and we have years of extensive experience in this area and subject. On top of that we have a large network of specialists at our disposal.

Specifically, we can offer you the following services when buying a house together with your friends or family:

• Schedule a technical (building) inspection;
• As well as a home valuation report according to the rules and regulations of the bank;
• Advice about changing the intended use of the property and/or dividing the property;
• Financial advice and applying for a mortgage to make the purchase of the house a possibility;
• Insurance advice on insuring the property (and other non-life insurances);
• Guidance in the process of buying the house and negotiation;
• We offer our services under the principle of “no cure no pay”;
• If you wish to purchase a house together with family we can help you applying for a mortgage suitable for intergenerational homes.

Are you thinking of purchasing a house together with your friend(s)?

Get in touch and we will set up an online introductory meeting in no time. It is also possible to schedule a meeting in the evening!

    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.

     

    Technical building inspection buying house in the Netherlands

    Door op november 29, 2022 in eigen woning, expats

    home inspection netherlandsRequest technical inspection?

     

    A technical inspection report in English

    For expats, we can organize a technical inspection report for buying a house in the Netherlands. Also called a home inspection or technical survey. This report is written in English. Buying a house in Amsterdam, Rotterdam or The Hague? Our inspection company works nationwide. The rate is € 516.

    Why should I want a building inspection report?

    Basically, because you’re taking a massive risk if you don’t. An inspection may reveal hidden structural problems that you might not see with the untrained eye.

    If you don’t organize a pre-purchase inspection, and you find out later that your property is having a lot of problems, you’ll be responsible for fixing those faults. That can result in a significant gap in your saving account.

    This technical inspection provides you with information regarding the technical condition of the house and its structures. This assessment will also prevent you from shortcomings and defects.

    To give you the service you really need when buying a house, our inspection company has developed an English technical inspection report. In most cases, they can also provide an inspector with good knowledge of the English language, so that you can easily communicate and ask questions during the inspection of your new property.

    We also have people at our office who speak English very well, so feel free to call us when you have any questions according to structural problems with any kind of property.

    Our clients are encouraged to join the inspector during the inspection. It enables you to ask questions about the property and try to discover whether a crack in the wall is nostalgia or a serious structural defect.

    Do you work nationwide?
    We work nationwide and have inspections done at the following cities: Amsterdam; The Hague; Rotterdam; Utrecht.

    Also, we work in Belgium. We are active, especially around the border areas and in Flanders. Outside of these places you can ask us if there are possibilities.

    Old electrics
    It was customary to have cotton casings around the electric wires. This situation creates a fire hazard. A faulty connection can also lead to a fire hazard. An inspector also tests sample sockets and the meter cupboard.
    Plumbing defects
    It’s a common problem with old houses since there’s an expiration date for pipes. The older the building is, the higher the risk that the network is faulty, leaky and smelly. This can lead to damp, burst, structural problems, less water pressure, and rat infestation. Be especially observant when visiting an old apartment building, since even if you spend the money to repair it, there’s a chance that the whole place has an old network and the quality of your water may suffer from it. Avoid buying a money pit.
    Is this construction report NHG-proof?
    This inspection is also approved for mortgages with NHG. All lenders in the Netherlands accept this report.

    What can you expect of our technical inspection and inspection report?

    Our technical inspection is a limited, non-invasive examination of the condition of a home. Our technical inspections are conducted by an inspector. This inspector has the training and certifications to perform this kind of inspections. Our inspectors prepare and deliver you a complete and extensive report of their findings. You can use this knowledge to make the right decisions about your real estate purchase.

    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 Advieskeuze.nl
    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 Advieskeuze.nl

    Don’t buy a pig in a poke and invest in a technical inspection

    The inspection will include the evaluation of the visible and accessible elements of the home including:

    • Foundation, crawlspace and the condition of floors;
    • Sewer, ventilation, plumbing;
    • Floors, walls, maintenance, masonry and constructional elements;
    • Moisture measurement;
    • Roof, tiles, gutters, zinc and chimney;
    • Roofing and Roof construction;
    • Facade, cousins, windows, glass, doors, etc;
    • Visual review of the central heating system and its components;
    • Visual review electrical system and its components;
    • Visual review maintenance kitchen;
    • Visual review sanitary;
    • Lead water pipes.

    Request a home inspection


      Video technical inspection report

      You will get your report the same day as the inspection

      During the inspection, we can give you an impression of the condition of the property. The official report of the inspection will be ready the same day of the inspection. We will send the official report by e-mail. You also can attend the inspection. This gives you the opportunity to discuss matters directly with the home inspector.

      A technical inspection is a visual and non-destructive inspection. If we find asbestos during the inspection, we will mention this in the report. Looking for the presence of asbestos is not an official part of the technical inspection.

      The technical inspection cost € 516 including VAT. We offer an officially certified asbestos inspection at the same time as the home inspection for an extra cost of € 59,00 including VAT.

      Any questions? Feel free to contact us.

      Mortgage advice for expats
      Mortgage advice for expats.
      Real estate buying service
      We work with fixed affordable rates, and we will work with you to your dream house purchase!

      Request a home inspection


        Mortgage for expats

        Interested in buying a house in the Netherlands, in Amsterdam for example? Our financial advisors can help you in selecting and closing the best mortgage with the lowest interest rates. We also can help you with improving your existing mortgage.

        Do you want to learn more about the possibilities of obtaining a mortgage?

        Our orientation meeting is free of charge and can be at your place.

        Mortgage application in the Netherlands declined?

        Door op augustus 31, 2022 in mortgage

        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 19-08-2022
        We had various issues with another advisor company who couldn’t seem to provide any support to some of the challenges we were facing and then almost willing to give up, we found Frank and stepped over to him. Throughout the process, he managed to arrange everything for us in a very short and stressful period of time and gave us some peace of mind. He helped us with every document and answered every single question we had. As first time buyers we were not aware of much about the process but Frank walked us through each step. We are so appreciative and highly recommend Cournot ! Read the entire review on Advieskeuze
        Client review 13-04-2022
        I cannot express enough our gratitude for the professional way Ferdinand and the team (Kelsey, Caroline) have helped us in the last hour of being so close of losing the house we placed a bid for. Ferdinand reacted very quickly on our request for help, was patient to listen to our situation, provided professional and clear advice that gave us finally (after long weeks following an unprofessional advice from another advisor) a sense of calm and clarity. You can see at all times on your online case what documents there are needed, therefore communication was very important to us, which Ferdinand and the team have delivered more than we have hoped for. Within no time, we got our credit approved and continue to be properly guided in the next steps thereafter. I will continue to recommend Cournot services at any time and to anyone I come in contact with. Happy that our collaboration does not stop here after the credit is approved, as Cournot will continue to be our advisors for any bank related topics. Thank you again Ferdinand & team!!!| Read the entire review on Advieskeuze
        Client review 02-02-2022
        My first mortgage for 100% LTV, with multiple advisors, was rejected due to lack of strong financial evidence in the paper work. With just two weeks left to contractually inform the seller about the outcome of mortgage, I was left clueless and shattered about possibly losing a home and was possibly staring at square 1. After a desperate search on google, I stumbled across the website of Cournot Advisors. As a hopeless attempt, I dropped a message in the contact form at around 7pm on on 17-January and Ferdinand mailed me on the same day for basic documents check. Fast forward to 26-Jan that also includes a weekend, my mortgage was approved and I also received a discount on interest! Thanks to the tenacity and professionalism of Ferdinand and Kelsey, the whole process went like a breeze and was super swift, given the tight situation. I cannot thank Ferdinand and Kelsey enough for unparalleled service, you have opened up new possibilities for me—as an expat. I would highly recommend Cournot not only for complex cases, but also for the “usuals” if your are looking for a mortgage Expert and for a simply great experience with securing mortgage. Looking forward to be a home owner, thanks!| Read the entire review on Advieskeuze
        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.
          Best services are guaranteed for you.
          Response within 24 hours
          Often sooner.

          Top 10 questions mortgage advisors the Netherlands

          Door op juni 2, 2022 in expat-mortage

          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 to find 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 in 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 to 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 go 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 than 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 advice on a no cure no pay base. We only charge you the fee at 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 divorce in the Netherlands

            Door op juni 2, 2019 in mortgage

            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.

              Mortgage advice expat for buying a house in the Netherlands?

              Door op juni 15, 2018 in expat-mortage, hypotheek

              expat mortgage netherlandsFree consultation?

              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.

              Mortgage rate

              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.

              Other conditions of this program.

              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.

              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;
              • 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.
              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.


                Current mortgage rates

                Refinance mortgage expat solutions in the Netherlands

                Door op maart 15, 2018 in expat-mortage
                Mortgage quotation?refinance mortgage

                Perhaps you closed your mortgage a few years ago for a ‘high’ interest rate compared to the current interest rates. How can you profit from the current low mortgage interest rates? It is possible to ask your bank to ‘moderate’ the interest rate, in Dutch this is called ‘rentemiddeling‘.

                Also, you can refinance your complete mortgage. Perhaps you have expensive life insurances connected to your mortgage so by refinancing you can fresh up your mortgage and save money by having a more profitable mortgage type.

                Mortgage advice visit at home

                We can help you by researching the best solution for you. We work nationwide and can visit you at home or at the office on a time that fits you best, also during the evening hours.

                Different mortgage types

                The mortgage type that suits your situation best depends on your personal circumstances and lifestyle. Banks offer a large variety of different mortgage types, but there are three basic models. When taking out a loan, eventually you have to repay the actual loan, plus in the meantime, you also pay the interest. In some mortgage models, you start repayment of the actual capital from the outset, usually over a long period, say 30 years, whilst also paying interest on the loan. In some other mortgage types, you postpone the repayment portion of the loan, solely paying the interest on it on a regular basis.

                There are two capital repayment models: the annuities mortgage and the so-called linear mortgage.

                Annuities mortgage

                With an annuities mortgage, you repay the capital plus interest. The characteristic of an annuities mortgage is that in early years you pay a lot of interest and you repay little capital. Towards the end of the mortgage term, this turns the other way round, paying off more capital and hence less interest.

                Another characteristic is that with an annuities mortgage you make fixed monthly payments during the mortgage term. (Except of course that the payments may be affected by changes in mortgage interest rates).

                Due to the redemption (ie the paying-off of the mortgage), the mortgage debt decreases and you pay less and less interest as time goes on. This means, however, that your net housing costs will increase a little since only the interest on the loan is tax deductible (for those of you who are taxpayers in the Netherlands). In the early years of the mortgage term the annuities mortgage results in lower monthly payment than a linear mortgage.

                Linear mortgage

                The linear mortgage, you start to repay the mortgage loan by a fixed amount every month. On top of this, you pay interest, but the interest payments will reduce over time since you are gradually redeeming the mortgage loan. Since the mortgage amount will actually decrease, so will your interest payments.

                A linear mortgage can be useful for people who wish to repay their mortgage as quickly as possible and who are expecting a decrease in income sometime in the future. However, monthly mortgage payments are relatively high in the beginning.

                If you are a taxpayer, this is not an ideal mortgage model either, since you will not be taking full advantage of the tax deductibility of mortgage interest.

                Interest only mortgage

                The interest only mortgage. There are circumstances whereby the bank will actually allow you to just pay interest and repay the capital from savings or investment accounts, giving their name to various different mortgages types linked to an interest-only loan:

                Life insurance mortgage (levenhypotheek): This mortgage is connected to life insurance. The client pays a monthly or an annual premium, which is often invested in a mutual fund. The premium can include life insurance cover. This policy can be tax-free under certain conditions (rather than being taxed in box III at 1,2%).

                Guaranteed life insurance mortgage

                Guaranteed life insurance mortgage (spaarhypotheek): This mortgage type is also connected to a life insurance, but with a guaranteed return. The interest you get on your premium is equal to the interest you pay, hence you are 100% sure that your mortgage will be repaid at the end of the mortgage term.

                A combination of these two, the hybrid mortgage (hybride hypotheek): With this type, you can switch from a mutual fund with investment risk to a guaranteed return on your money.

                Investment account mortgage

                Investment account mortgage (beleggingshypotheek): In an investment account mortgage you invest a certain premium into a stock market account (not an insurance!). This premium can be a lump sum, a monthly or an annual premium.

                Guaranteed Savings Account mortgage

                Guaranteed Savings Account mortgage (bankspaarhypotheek): This type of mortgage offers a high level of security. With a bankspaarhypotheek you will save money at a fixed rate. This rate is equal to the mortgage interest rate, and at the end of the term you will be sure that you have saved enough money to repay the mortgage loan.

                Simultaneously you are optimizing your tax break since you are keeping the interest payments constant at their original level. It is also possible to invest rather than save in a bankspaar account, however, there is always some risk involved when investing rather than saving in cash.

                More information about refinancing your current mortgage

                For more information about refinancing your current mortgage or general information about mortgages please use the form below. Cournot Adviseurs is paid by the client and we do not receive any commission (provisie) from banks or insurance companies. We charge you fixed fees which are in most cases tax deductible.

                The exact amount of fee we explain you during a first meeting and depends on what services you wish to use.

                  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.

                   

                   

                  Closing costs buying a house in the Netherlands

                  Door op maart 15, 2018 in eigen woning, hypotheek

                  closing costs buying houseThe following taxes and closings cost buying a house you will experience by buying a house in the Netherlands.

                  Transfer tax (Overdrachtsbelasting)

                  – 2% of the purchase price for a house

                  Pre-sale agreement (Koopovereenkomst)

                  – The real estate broker of the seller will create this pre-sale agreement without any charge for the buyer.
                  – In the Amsterdam market, the notary will make this agreement and will charge the buyer. This is negotiable.

                  Transfer contract (Akte van levering)

                  – This is the formal contract which the notary will make. The average rate is about € 600 including VAT.
                  – Negotiable, you can compare these rates.

                  Mortgage arranging cost (advieskosten)

                  – Rates start at € 1.500 till € 4.000.
                  – In most cases, there is no VAT to pay.

                  Mortgage contract (Hypotheekakte)

                  – The notary is obliged to handle this contract. The average rate is also € 600 including VAT.
                  – Tax deductible.

                  Interpreter

                  – The costs of an interpreter start at € 200 including VAT.

                  Estate agent fee (Makelaarscourtage)

                  – 1,75% (plus BTW) of the purchase price.
                  – The seller pays the estate agent. If you use an estate agent/realtor to help you buy a house (aankoopmakelaar) rates start at € 1.750.

                  Appraisal (Taxatierapport)

                  – Prices start at € 300 including VAT.

                  – In case you have a mortgage with NHG you need a so-called NWWI validation it will cost additional €75.

                  – Tax-deductible and negotiable.

                  Architectural examination / home inspection (bouwkundig keuringsrapport)

                  – Prices start at € 420 including VAT.

                  – This document is not obliged but gives you information about the technical state of the house you want to buy.

                  Deemed rental value (Eigenwoningforfait)

                  – 0,7% of the WOZ value (determined by the government)

                  Tax implications

                  – Mortgage interest payments are tax deductible as long as the property/house is to be used as the main residence for a maximum of 30 years.

                  – Tax deductions automatically disappear if you decide to leave the country but continue to own the property. As a non-resident taxpayer, you will not enjoy tax-deductible mortgage interest payments so make sure the rent you receive covers both costs and interest.

                  – Increases in the value of the house are tax-free as long as it is used as the main residence (no capital gains tax).

                  – The 30% ruling may raise your chances of getting an appealing mortgage deal.

                  More information about our services? For example we can help you take out a mortgage. Advice by independent mortgage advisors.


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                    Actual interest rates (September, 25th 2018)

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