Insurance Support for Expats in the Netherlands
Meet Sander Schreve, Your Trusted Insurance Expert for Expats! Sander is a senior insurance agent with years of experience helping expats in the Netherlands. Since starting with Nationale Nederlanden in 1999, he has gained extensive knowledge and is dedicated to protecting his clients’ valuable assets.
Sander shares insights into the mandatory insurance requirements in the Netherlands:
Health insurance is required for everyone. It ensures access to quality healthcare. You can switch providers each year on January 1st, but a health declaration may be needed. Research carefully to find the right policy for your needs. For English-speaking clients, Sander offers a special arrangement with ONVZ, a top insurer that provides additional discounts and excellent coverage.
Car liability insurance (WA-verzekering) is legally required. It covers damages you may cause in an accident. Premiums vary, but Sander helps find competitive rates to keep you protected.
Home insurance (Opstalverzekering) is usually needed if you own a home and have a mortgage. It protects your property, and Sander can guide you in selecting the best coverage.
Many clients have policies with multiple companies and don’t realize their full coverage. Consolidating your policies saves time, and Sander can help simplify the process, offering potential savings with package discounts.
Sander’s expertise helps expats protect their assets and comply with Dutch laws. His company, Hoogenraad & van Loon offers easy access to insurance options and direct support. Visit today to get started on securing the right coverage for you.
Contact Sander via his website.
Act fast and plan ahead in a rapid market!
Is it a good time to buy? We get this question often, so we’ve compiled an overview of frequently asked questions and enlisted an expat expert to answer them. We start with Barry Burgemeester of Burgemeester Vastgoed.
Barry has 23 years of real estate experience, with 19 of those years dedicated to helping expats buy homes. Unlike many who enter the real estate field without formal qualifications, Barry is a certified agent. His motto: Act fast and plan ahead in a rapid market!
Are we in a property bubble in Amsterdam?
If you're not looking to speculate on the Dutch property market and sell your home within 6 to 8 months, it’s generally a good time to buy. With tax rebates and low interest rates, mortgage payments are often less than rent. I'm here to help you find the right home in Amsterdam to suit your needs.
What is the real challenge when buying a house?
In today’s market, finding the perfect home is crucial, and that’s where we can assist you. Once you’ve found a house you like, the challenge shifts to the bidding process and how we present you to the seller. A real estate agent should guide you on what’s realistic and possible. While high bids once dominated, sellers now scrutinize buyers to ensure they can complete the purchase. We help you make a strong, secure offer that maximizes your chances of success. We need to present you and your background to the seller and their agent, highlighting why you are the ideal buyer for the property.
What should I do first?
The first step is knowing how much you can borrow. The housing market moves quickly, so once you find a home you like, it's important to act fast. Remember, you’ll need more than just the price of the property. While you can borrow up to 100% of the home's value, you’ll still need approximately 5% of the purchase price to cover costs like taxes, agent fees, and notary expenses. It’s a good idea to consult with a mortgage expert before you begin your search.
My offer has been accepted. What happens next?
Once your offer is accepted, the next step is signing a contract at the notary’s office. This includes you, your agent, the seller, and their agent. The contract, known as the voorlopig koopcontract (preliminary purchase agreement), gives you three days to change your mind. It also includes a clause stating that the sale is “subject to financing,” giving you roughly four weeks to secure a mortgage. While that may sound like plenty of time, there’s a lot of paperwork involved.
You only become the legal owner of the property after signing the deed at the notary’s office and having it registered with the Land Registry. If you are taking out a loan to finance the purchase, a mortgage deed will usually be required as well.
The mortgage deed ensures the lender, typically a bank, that you will fulfil your contractual obligations. This deed is also signed at the notary’s office and registered with the Land Registry. Even if you already own a property but need to borrow additional funds, a mortgage deed may be necessary.
Typically, the buyer chooses which notary will handle the transfer. Whether or not you have a real estate agent, you can always reach out to a notary for advice on other legal matters, such as family law.
Important Note: All financial transactions related to the property transfer are processed through the notary's escrow account, ensuring that no third parties are involved.
Once everything is finalized, you get the keys and the job is done!
Get in touch with Barry via his website! He is easy to talk to and works on a no cure no pay basis!
Understanding Identity Verification When Buying a Home in the Netherlands
Buying a home is an exciting process, and as you navigate the Dutch real estate market, it’s essential to understand the importance of identity verification. This guide, with insights from Merel Drechsel, General Manager at Handelzeker, simplifies the legal aspects of ID verification to help you on your home-buying journey.
Handelzeker is a leading company in the Netherlands, specializing in risk and compliance investigations and ID verification, supporting professionals like real estate agents. When purchasing a home, especially with significant financial transactions, Dutch law under the *Wet ter voorkoming van Witwassen en Financieren van Terrorisme* (WWFT) requires strict monitoring to prevent money laundering and ensure a secure process.
Why Identity Verification Matters
Identity verification plays a critical role in the home-buying process by ensuring the following:
- Preventing money laundering: Verifying your identity helps ensure that funds used in your home purchase are clean and legal.
- Stopping terrorist financing: Confirming your identity prevents funds from being misused for terrorist activities.
- Maintaining legal compliance: Real estate agents follow the law to maintain the integrity of the industry, ensuring a trustworthy buying experience.
The Role of Identity Verification
As part of Customer Due Diligence (CDD), your agent will verify your ID, typically with your passport. This must be done in person. They may request a copy, but according to Dutch law, they are not required to keep it. Agents can simply record the necessary details without storing sensitive information like your Citizen Service Number (BSN), passport photo, or MRZ code.
Handling Personal Documents Safely
Sharing personal documents between agents is discouraged due to data security risks. Email and messaging apps like WhatsApp are vulnerable to breaches. To comply with GDPR and WWFT, avoid exchanging ID copies. Your agent can provide essential personal details without sharing sensitive documents, protecting your information throughout the process.
Payment Transparency
Real estate agents are required to ask how you plan to pay for your home. While they need to know the source of your funds, you don’t need to provide every financial detail or submit documents to the seller’s agent. The notary handles a full investigation, ensuring the transaction is legal and secure.
If any suspicious activity arises, it must be reported to the Financial Intelligence Unit (FIU), ensuring full transparency in your home purchase.
Conclusion
As you begin your home-buying adventure, identity verification under the Dutch WWFT safeguards both your security and the real estate market. By verifying your identity, real estate agents help create a safe, reliable environment, making your experience in purchasing a home smooth and secure.
For any questions, especially if you have a unique profession or come from a sanctioned country, feel free to contact Merel Drechsel for expert guidance on the process.
Elevate Your Home Buying Journey by Gaining Insightful Answers to Your Questions!
In this interview, we sit down with Monique Burgemeester the founder of How To Buy A House BV to discuss the exciting changes happening with her events. Monique shares insights into why she decided to make the gatherings more personal and the benefits it brings to our attendees. Unlocking the Future of Home Buying is the title to a new series of tailored events for serious home buyers.
Can you tell us about the event and the significant change you've made in its format from a large and busy gathering to a smaller, more personal setting?
Monique -> Absolutely! The event, "Elevate Your Home Buying Journey," is a special initiative close to my heart. We've transformed the home buyers event from its previous large-scale format into an intimate gathering for several reasons.
Could you elaborate on those reasons?
Monique -> Certainly. We've always valued the quality of interactions over quantity. In a large and busy event, it's challenging for attendees to have meaningful conversations with our experts. By limiting the number of participants to just 25, we can create a much more personalized and engaging atmosphere. We believe that the setting at Midtown Grill perfectly complements our commitment to quality interactions. Picture this: You have the chance to indulge in a delightful meal and engage in relaxed conversations with the relevant experts. It not only saves you time but also provides a comfortable way to gather information about perhaps the most costly purchase in your lifetime. By the end of the event, you'll be equipped with all the knowledge you need. How wonderful is that!
That sounds like a great change. How does this shift benefit attendees?
Monique -> It benefits our attendees in several ways. First, it allows them to have direct access to our 5 senior experts. In a smaller setting, they can ask specific questions related to their unique circumstances. Second, it fosters a sense of community and networking among attendees. Lastly, it ensures that everyone's questions and concerns take centre stage, guaranteeing a more enriching experience.
What motivated you to make this change?
Monique -> Well, the last significant event took place in February 2020, just before the initial lockdown, and it was so hectic that we hardly had the time to ensure everyone received equal attention. We were determined not to repeat this experience.
Additionally, over the years, we've witnessed an increasing demand for personalised guidance in the home-buying process. Buying a home is a substantial decision, and individuals seek tailored advice. In response to this demand, we aimed to craft an event that genuinely places the spotlight on each attendee. Our guiding principle has always been quality over quantity.
That's a thoughtful approach. Can you share any feedback or reactions you've received about this change?
Monique ->We've just wrapped up our inaugural event, and it's safe to say that we've hit the mark! Our attendees highly value the presence of our esteemed experts and are absolutely thrilled to access information tailored to their specific needs. As the evening unfolds, they have the opportunity to engage in even more personalized conversations. It's becoming increasingly evident that this is precisely what people have been seeking but unable to find online—a considerate and thoughtful approach to information sharing.
One noteworthy change is our introduction of an attendance fee. In the past, our events were free, but this model was no longer sustainable. By implementing this fee, we aim to ensure the quality and sustainability of our offerings. It allows us to allocate resources efficiently, ensuring that even if someone can't make it, we can still compensate our contributors, such as the chef.
It sounds like a fantastic transformation. What do you hope attendees will take away from this event?
Monique -> Our primary goal is to empower attendees with the knowledge and confidence they need to make informed decisions about their home purchase. We want them to leave with a sense of clarity and connection. Whether it's finding the right property, understanding mortgage options, or navigating legalities, we aim to equip them with the tools they need for a successful home-buying journey.
That's a noble objective, Monique. Thank you for sharing your insights and the motivation behind this transformation. We wish you all the best with the event.
Monique -> Thank you, it's been a pleasure discussing this with you. With these new events, we are expanding our commitment to your satisfaction, ensuring that you leave with all the knowledge you need to make informed decisions. We look forward to welcoming you to these upcoming events in 2024 at Marriott Hotel Amsterdam, Midtown Grill!
If you need more information, make sure to shoot a message to monique@howtobuya.house
Interview | Anja Kroon, Interior Designer
Today, we have the pleasure of sitting down with the immensely talented Anja Kroon, a renowned interior designer with a wealth of international experience and a background in building and architecture.
Anja, your journey as an interior designer with a background in building and architecture is truly fascinating. Could you share with us how your passion for design and architecture first began?
A Certainly! My fascination with design and architecture ignited during my childhood, where I found myself captivated by the harmony between aesthetics and functionality in the spaces around me. As I grew older, my passion only intensified, leading me to pursue formal education in architecture and design.
That's truly inspiring! How has your architectural background influenced your approach to interior design?
My background in architecture has a big influence on my interior design approach. I see spaces as a whole, considering both their structure and the interior elements that bring them to life. This helps me create designs that not only look beautiful but also make the space practical and easy to move around in.
How does designing for different cultures and regions influence your creative process on international projects?
Designing for different cultures and regions is a wonderful journey. Every culture has its own special style, traditions, and way of living, which I love incorporating into my designs. I take the time to deeply understand my clients' cultural values and dreams through research and close collaboration. This helps me create spaces that truly connect with them on a meaningful level.
Anja, what do you believe sets your interior design style apart from others in the industry?
I love creating spaces that are both elegant and functional. My design style combines timeless elements with contemporary aesthetics, ensuring that the spaces I create stand the test of time. I believe in crafting designs that not only look beautiful but also cater to the practical needs and lifestyles of my clients.
What would you say is the biggest misconception about hiring an interior designer?
Ah! That is a good question! Hiring an interior designer is often misunderstood as an expensive option, reserved only for large-scale home makeovers. However, interior designers are more than willing to assist with smaller refurbishing or restyling projects like bedrooms, kitchens, and living spaces.
In fact, a significant number of inquiries received by our office are for these smaller-scale projects. Our expertise can make a substantial difference in enhancing the appeal and functionality of your home, no matter its size. From optimizing space to suggesting creative storage solutions and introducing colour schemes, we bring fresh ideas and innovative solutions to transform any space.
Moreover, we have access to several skilled building teams and therefore we can often complete projects more efficiently than traditional builders.
Anja, what advice would you give to aspiring interior designers aiming to make a mark in the industry?
For all aspiring interior designers, my advice is to stay curious and keep learning. The design industry is always changing, so staying up-to-date with trends, materials, and technologies is crucial. Find inspiration from different sources and trust your instincts. Remember, creating meaningful spaces requires passion, perseverance, and a deep understanding of your clients' needs. Keep pushing forward and believe in yourself!
Thank you, Anja, for sharing your valuable insights with us! Your words have clarified that interior advice is beneficial for everyone, not just the wealthy. We appreciate your time and expertise in answering our visitors' questions.
We're excited to have you as our special guest at the upcoming Boutique Event in Marriott Hotel. See you soon!
Certified Purchase Agents: A must for Expats buying in The Netherlands
Buying a house in a foreign country can be an exciting yet daunting experience, especially for expats. The Netherlands, known for its beautiful landscapes and vibrant cities, attracts many expats looking to settle down. However, navigating the Dutch real estate market without professional guidance can be risky. In this article, we will explore why it is crucial for expats to never buy a house in the Netherlands without the help of a certified purchase agent.
What is the role of a buying agent, also known as a "makelaar"?
A good buying agent (makelaar) provides comprehensive guidance throughout the entire process. They help you find properties, accompany you to viewings, ensure both you and the agent have seen a home before buying, handle bidding and due diligence, accompany you to notary appointments, and provide ongoing support. Experienced agents working with expats often offer English translations and have a good command of the English language, making it easier for you to understand home-related information and communicate effectively.
Is "Makelaar" a protected title in the Netherlands?
Anyone can start a real estate agency without qualifications, as it's an unregulated field. However, certified agents have diplomas and knowledge of the home-buying process. It's best to work with a local agent who knows the market, has a diploma, and can keep you safe even after finding a great deal. Not all certified agents are members of a Dutch trade body, as membership is optional.
Safeguarding your interests
Buying agents, or "makelaars," are responsible for negotiating with the seller's real estate agent on your behalf. They provide guidance on your offer and act as your main contact with the seller. Their primary role is to provide information, advice, and address any questions you may have. It is their responsibility to carefully investigate and review all relevant documents to ensure properties are in good condition and have no legal issues. This protects you from unexpected expenses and future legal disputes.
The Myth of Pre-Listings: separating fact from fiction
Real estate agents sometimes have access to properties before they are listed on larger housing websites. However, this early access doesn't always give sellers or buyers an advantage. It's important for sellers to reach a wide audience to get the best price and conditions. Listing properties on bigger housing sites ensures maximum exposure and attracts a diverse range of potential buyers. In the case of higher-priced properties, hidden or pre-market homes are more common. When buying an expensive house, it's essential to work with a certified and experienced agent who has up-to-date knowledge of available market options. Don't be swayed by agents who claim that finding off-market properties is a significant advantage in your home search.
Having said this, sometimes, luck may be on your side ;)
What should I do if I discover major defects after buying a home?
Experienced expat agent, Barry Burgemeester, has written an informative article that sheds light on important considerations before starting your home negotiations. With 19 years of exclusive experience in assisting expats with their home purchases, his insights can be valuable for you. We highly recommend exploring all the news articles available on his website and social media channels.
As How To Buy A House in The Netherlands we strive to make the process of buying a home stress-free and enjoyable. We will continue to publish articles like this to assist you. Take a look at our expat-oriented list, where we recommend companies that we have personally tested and approved as being expat-friendly.
Wishing you a successful and happy house-hunting journey!
HTBAH Team
Managing Expectations in the Amsterdam Property Market
When it comes to purchasing your property in the Netherlands, there is a lot you need to be aware of before landing your dream home. All is not always as it seems, and there are many pitfalls to be cautious of along the way! Luckily, a good real estate agent can help you to navigate this unfamiliar territory.
First things first - what do you mean by ‘managing expectations’?
In this unusual market, it can be hard to know what kind of property is right for you, as well as what is attainable. A knowledgeable real estate agent will be able to guide you through properties you’re interested in to ensure your needs are met personally, financially and holistically - whatever they may be.
An important thing to remember is that although purchasing a property can be a very exciting milestone in your life, it is paramount that you are realistic about the outcome. It is possible that you may be disappointed during the journey to find your home, so try not to get too attached to an idea before it’s a reality.
What is bidding, and how can it affect the purchase process?
A 'bid' means that you're showing interest in purchasing a house - it's more like a gesture, or even a proposal. It is one of the elements of buying a property that needs to be managed with the utmost diligence, mainly because of the uncertainty of the result when the seller opts for a ‘closed bid.’ A closed bid may occur when multiple parties are interested in the property, so the seller decides to give them all the option to submit their best price blind within a limited time frame.
I’ve heard that the value of the property does not always match that presented online… is this true?
A part of managing expectations is that the prices you see first do not always align with the actual purchase price. Buying a home is the biggest investment most people will make in their lifetime. Unless you have unlimited funding, you need to be realistic about what it is you can afford because chances are, the price will be higher than what was advertised.
In the Netherlands, the purchase price can vary greatly from what you originally saw online. Your real estate agent will guide you through the effects that the valuation process will have on the property you are interested in.
Making Changes Within the Canal Ring
Something else to consider when buying property in Amsterdam is that if you are hoping to buy within the canal ring, it is a protected area. Since being added to UNESCO’s World Heritage List in 2010, you need to be aware of some restrictions placed on the buildings should you want to make any changes to your home.
The majority of the time, it is not possible to make any changes at all, and if it is, a permit must be approved prior to the alterations. For example, if you’d like to add a rooftop terrace, or balcony, or make any changes to a building, you must have a permit known as an integrated environmental permit (omgevingsvergunning).
This permit is often required before you can make changes to the outside of the building, too. Handling these unique challenges can be tricky, however, Barry will be able to guide you every step of the way so you can make a confident and informed decision when it comes to purchasing your home. Even if you have permission to make alterations, it is good to consider that this will be costly, which brings to mind the phrase, ‘caveat emptor’ - let the buyer beware!
I’m ready to know more! Where can I find a good real estate agent?
Barry Burgemeester is a Dutch native and founder of Burgemeester Vastgoed. Originally hailing from Utrecht, he has worked for over 23 years in real estate in Amsterdam and his extensive knowledge of the area is uncontested. Barry’s background and expertise are invaluable to our expat clients, mainly because his wealth of experience within the Dutch market guarantees that he will be able to predict any potential issues or concerns you may have when introduced to this unfamiliar territory. Get in touch at info@burgemeestervastgoed.nl today!
Interview | René van der Velde, Financial Advisor
Monique Burgemeester has worked with a lot of associates in the real estate industry over the years, including René van der Velde. René is an experienced financial advisor with a demonstrated history of working in financial services. Two years ago he started together with Rob Wouters his own company (Wouters & Van der Velde). Preceded by his fantastic reputation, René is knowledgeable in an abundance of topics such as Mortgage and Financial Planning.
Recently, we decided to catch up with René to get his insights on the latest updates to this year’s transfer tax and how it may affect anyone looking to buy a house in the Netherlands.
What was the old situation regarding transfer tax?
You have to pay 2% transfer tax over the purchase price. This year, it has changed and is now subject to the purpose of the property; this is to ensure the system is more attractive for first-time buyers.
What changed for first-time homebuyers from January 1st, 2021?
At the moment, those under 35, do not have to pay transfer tax at all. When you buy a buy-to-let house, you have to pay 8% transfer tax.
What will be the situation if you’re going to buy together and only one of us is younger than 35?
If you buy the property 50/50, you have to split the transfer tax into 0% and 2%. So, in fact you have to pay 1% transfer tax over the purchase price.
What will change on April 1st, 2021?
Yes, changes have been made to the exemptions heading into 2021. There will be a max purchase price of €400,000, and if you buy the property after 1st April you will have to pay the 2% transfer tax, regardless of your age.
If you want to sell your house after a certain period and you are lucky to make a profit, what taxes do you need to pay?
You don’t have to pay capital gain tax if you are selling your property
What will change for UK citizens who want to buy a property because of Brexit?
If someone from the UK would like to buy property in Holland, they must apply for a resident’s permit in 2021 - EU citizens have automatic access to this.
Looking to get in touch with René to discuss your own situation in buying a property? Contact rene@woutersenvandervelde.nl.