Interview: Tim Wormsbecher, Real Estate Agent

We have worked with many colleagues in the real estate industry over the years, and today, we would like to introduce you to Tim Wormsbecher, the proud owner and real estate agent / valuator at TWM Makelaardij .

After working in real estate for nine years, Tim decided to start his own adventure and in 2017, TWM was founded. In the last few years, the company has expanded, with the team now consisting of three real estate agents and two colleagues in the back-office. Notably, Tim's team are most active in the real estate market in Amsterdam, Purmerend and Zaandam.

We reached out to Tim to get an insight into valuation, the housing market in Amsterdam and the best way to approach finding the perfect home in the Netherlands!

What is the customer journey like when buying a house in the Netherlands?

The market in the Netherlands is quite transparent, the majority of houses is to be found on a central website and they are strict in the regulations the advertisements from realtors have to meet. So, it is fairly easy to orientate from home.

Where do I start in buying a house in the Netherlands?

In most cases, people in the Netherlands live relatively close to where the work, so this will most likely be your preferred area. The Amsterdam region is quite small compared to other international cities. With public transport or by car, 30 minutes can get you in completely different areas with different aspects to keep in mind as well as different populations and regulations.

What is the benefit of hiring a good real estate agent when buying a house in Amsterdam?

We know the market like no other, we estimate the pricing of houses, know what areas or what building eras have, which specific issues or things to watch out for. A huge part of our job is to estimate the value of the house so that you don't overpay; it's never the same percentage that you should offer over an asking price. We even regularly buy houses under the asking price. Thorough investigation is crucial.

Why should I not look for a property by myself? 

Although the advertisements are transparent, there are so many rules and regulations when buying a house in the Netherlands. For example, if there is a house with a roof terrace but there was no permission granted, what to do if the homeowners association is not saving enough money for future maintenance, what is a ground lease (leasehold) and how does it affect the value of a house, what is the state of the foundation of the building, what are the costs of a renovation etc. We are aware of all aspects and can answer 99% of your questions right away.

What do I do if I want to sell my house in the Netherlands? What are my options? Is it good to hire a real estate agent in this scenario?

The best is to hire an agent to sell your house, the agent will determine the market value and based on that give advice for the asking price for the advertisement. There will be a professional photographer, floorplans and measurement certificate will be made and the advertisement text will be written by the agent. The house will be put online and the agent guides all the viewers through your house. Your agent will either choose to have a bidding deadline or when an offer comes in the agent will negotiate (in consultation with you) to get the highest price. Your agent will make sure the agreements are legally registered in a purchase agreement and you will also be guided through the rest of the process like signing, inspection and delivery.The entire process is taken care of with nothing to worry about.

If I sell my house, how am I guaranteed the highest bid?

Before starting the process you'll receive advice with the estimated value. Realtors are experts in determining the best price to put the house on the market. In addition, they will make sure the viewers are well informed and get excited to make an offer on your house. With either a bidding procedure or a perfect negotiation we will get you the best price possible.

Does a real estate agent have a pre-market register?

We have an exchange system where realtors put in the newest listings, in general agents are at least one or two days ahead of the main websites. This gives a head start for agent to schedule appointments for their clients and when buying a house it gives you the advantage that you and your agent can be there on the first day of viewings and maybe even buy the house before someone else will even visit the house.

What is the bidding process like?

It differs with every property. In this market most properties are sold with a deadline. Meaning that you have until a certain time to make a one-time offer. If the selling agent has no offers yet, you can make the first offer and see where it lands. If the selling agent receives multiple offers, it can be decided that, in consultation with the seller, there is going to be a deadline still and you have the option to participate in this.

How can my real estate agent help me to negotiate the best possible as a buyer or a seller? Find out what you can afford from mort advisor or bank - explanation.

First we would like to connect you with a mortgage advisor we work with a lot. This way we are very certain that if we make an offer, the buyer can indeed finance it. Before the negotiation, whether it is a deadline or a first offer, we are going to look at the property as an appraiser would. This way we have multiple of the same or similar properties which we can compare to the property the buyer wants to buy. When we are certain of a price, we can advise our buyer not to go over this mentioned price as going over it means the buyer buys it above market value and this is usually not what someone wants. The buyer has always the choice to go over the estimated market value but the buyer needs to know and must be willing to invest their own savings into the purchase of the property.

I need a mortgage so I need a valuation - can you explain in simple terms what a valuation is and why do I need one?

The valuation, also the appraisal report, is a report which is made by a third and independent party who appraises the property. This report goes to the bank / financial advisor so the mortgage process can start. The amount mentioned in the report is also the maximum which will be financed for the purchase of the property. It is also possible to finance a (part of a) renovation.

Can every company value my house?

No, only an appraiser can do so. For a mortgage, it has to be a validated report and only appraisers attached to the union of appraisers may have their reports validated.

Is it mandatory to valuate my house? Why / why not?

If the buyer is in need of a mortgage, yes. If not, it won't be necessary however it is always a good idea to hire an expert in estimating the property value before you make an offer.

What are the consequences if the valuation does not meet the purchase price?

There are two options. In the purchase agreement, it will say the buyer has a certain time to get the mortgage approved. If, in case of a too low amount mentioned in the appraisal report, the buyer hands over a rejection letter from the bank stating they cannot have a mortgage based on the fact the appraisal amount was too low, the buyer can cancel the purchase agreement. It is a choice however, you can always choose to continue, get the lower amount according to the report and add the rest from your own savings.

Do you have any tips on buying or selling in general?

Hire an expert to guide you through the process, this will save a lot of insecurities, answer a lot of questions and most important: a good agent will earn money, not cost money. This works for either a buying agent who protects you from not overpaying and a selling agent who does their best to get the highest price possible for you.

by Aoife

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 prior to 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 thing’s 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 in order 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-day 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 see online. Your real estate agent will guide you through the effects that the valuation process will impact 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, 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. Originally hailing from Utrecht, he has worked for over 23 years in real estate in the Amsterdam and his extensive knowledge of the area is uncontested.

Barry’s background and expertise is 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!

by worck

Livestream | Mortgage tips & Real Estate advice

https://youtu.be/mICPjIVbiNM

by worck

Interview | Anne-Marie Snel, Notary

Who is Anne-Marie Snel?

Anne-Marie Snel is a top-class Notary. Having recently been appointed by the Dutch courts, Anne-Marie is now able to sign her own deeds - a huge milestone in a Notary's career. Her core business is everything to do with property, whether that's ownership, transfer, or closure of houses. While Attorneys are employed to solve problems, in the Netherlands a Notary prevents problems in relation to real estate as an impartial party. Although Anne-Marie finished her studies in 1994 in a different area, she ended up working in a Notary's office where her journey first began. A How To Buy A House (HTBAH) veteran, Anne-Marie with Monique at the first HTBAH event in the Hague during which time Anne-Marie was employed with a bigger firm.

They kept in contact over the years, and Monique has had the pleasure of working with Anne-Marie on several projects since then, often collaborating with and helping expats to find their dream homes.

What exactly is a Notary?

A Notary is basically a legal coordinator when you choose to purchase a home in the Netherlands. A Notary specializes in 3 areas - real estate, family law and corporate law. A Notary is more common in European countries, it's a Latin system. The moment the Notary signs the deed, you don't have to worry, they will arrange everything with the transaction. In English-speaking countries, the solicitor handles all arrangements, but not transactions. Also, a Notary does not go to court.

From a Notary's perspective, what is the customer journey like when buying a house in the Netherlands as an expat?

Once you have partnered with a good real estate agent and have found a property you like, you then need to acquire a Notary to seal the deal from a legal perspective. Because your Notary is an impartial party to the sale, you can have them look at the contract without any cause for concern regarding their intentions. In Amsterdam, the Notary will draw up the contract. Outside of Amsterdam, the seller will sort this out. In the Netherlands, you have to declare that the money you're using to pay for the house has been earned authentically, whether that income is from your salary, business, or other assets. The Dutch government needs to make sure you're not laundering money because the easiest way to do this is through property.

Are there any particular details of the process that I should be aware of?

If you don't speak Dutch, an official translator will need to be present to sign the deeds, for which you must factor into the cost of the entire purchase. In addition, you have to consider which laws apply to your possessions as a resident of the Netherlands, eg which tax laws apply to you, what happens with your will, etc. You need to decide on who you would like to inherit your possessions after your death; this, of course, includes your home. Depending on what country you're from, international laws are usually taken into account.

Give us an example of a time you successfully helped a client? What happened? What did you learn from it?

Every case is different, but a hallmark of a happy client is when the transaction is handled safely and successfully without any stress.

What are some do's and don't's for expat clients that you would / wouldn't recommend in relation to your industry?

Do ask questions; don't try to do it all by yourself. Don't be afraid that they will think you're asking stupid questions - it's our job to help you through the process and it can be very overwhelming.

If the Notary doesn't know it, there will be someone they know that will know the answer. The majority of the time, when there's a fault made it was because someone was afraid to ask a question. Remember, once the deed has been signed and the cooling-off period of three days has surpassed - there's no going back!

What are the benefits of working with you as opposed to another vendor in your industry?

The advantage with me is that I've worked my way up from a small office up to a big international office with lawyers and notaries. My current firm is now my own firm and smaller once again. The advantage of a smaller firm is that there's less distance between the client and the notary. So I have a lot of experience with different types of clients. I speak English, and have traveled a lot. I know and respect other cultures, in addition to being aware of a lot of the rules in a different laws / countries. I've learned from a lot of other professions over the years in this industry. Everywhere you work, you learn.

If you were to describe HTBAH in 3 words, what would they be?

The benefit of attending a HTBAH event is that all the connections under one roof for expats - they know everyone, and are the best in the business! I don't know anyone who is that broad in terms of connections with so many people and services, especially considering everyone speaks English.

How can a potential client get in touch with you?

Google! Or else, feel free to get in touch with me on LinkedIn: Anne-Marie Snel, Notary at Prinsenhof Notarissen.

What is your top tip on buying or selling in general?

Make sure you understand everything before you sign!

Quote from Monique:

“The Notary is a fundamental party during the whole process of buying a house in the Netherlands. Anne-Marie is not only a very skilled Notary, but a wonderful person and has a superb reputation for nurturing excellent relationships with her clients and HTBAH.

If you require a Notary in Brabant or within the surrounding area feel free to reach out to Anne-Marie! ”

- Monique from How To Buy A House

by Aoife

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.

by worck

Transfer tax 2021?

by worck

Planning for a stress-free move to the Netherlands

The prospect of moving abroad and starting a new life in the Netherlands should be an exciting one. But for many, this excitement is tempered by feelings of anxiety and uncertainty. There may be a million questions flying through your head: Are we making the right decision? _ What if the children don't enjoy school? What if we get homesick? Will we survive the Dutch winters? Or, worst of all, "I don't know how to cycle."

We spoke to Elizette Nel, of Expat Relocation & Immigration Services , to discuss the emotional ups and downs of relocating to a new country. As an educational psychologist and expat herself Elizette has a thorough understanding of both the practical and emotional strains that moving abroad can take - particularly for those with children. 

In this blog post we cover Elizette's five areas to consider to manage stress when moving abroad. 

1) Clarify your expectations

There are a multitude of reasons for moving to the Netherlands, as Elizette explains: “It could be a decision based on career, such as a new job or a promotion. Perhaps you want better opportunities for your children. Some people do it for love while others are looking to leave behind environments affected by violence and crime. ”

With all these different motivations, Elizette firmly believes that one should be honest with yourself and clarify your reason or reasons for taking such a bold step. When things become difficult, it is important to hold on to your personal motivations to carry you through. Also think about your expectations of the move. Are they realistic, or one-sided? Always try to find a balance between the positives and the negatives. 

You further need to clarify how long are you expecting to stay. Are you seeing the Netherlands as a permanent home? Or just for a couple of years? Some people want to sell everything and make a clean start, while others want to know that they can always go back if things don't work out and this actually helps them to take risks and adapt. 

“Every move is different, and every person’s motivations are different. You can never compare your move or decisions to anyone else's. You need to choose what’s right for you, and other people can never criticize the decisions you make. That’s why asking yourself these personal questions about your motivations and expectations is such an important  first step in your relocation journey.

2) Practical planning

There are numerous practical elements to moving abroad - and this can be quite intimidating. “Some people like lists, and others want to just go with the flow. But in a situation like this, a complex situation, it’s important that you spend time sitting down and deciding what needs to be done, and when.”

“There’s a real satisfaction from having a list of worries, and ticking them off. It helps to give you a sense of control during what can be a very scary and uncertain process.”

As Elizette points out, there are many elements you can take control of. Contacting the relocation company, speaking to the school, planning your furniture, etc. Elizette believes that it’s important to give yourself as much time as possible to prepare. But there is also one area that is commonly overlooked. 

“The process of saying goodbye is often forgotten. You need to find closure with a chapter of your life. It’s important you spend time arranging events or calls with your friends and family. Furthermore, if you have children, you need to give them this same privilege. Give them the option of a party with their friends, or something more 1:1 - give them control in how they say goodbye.”

3) Moving with children

“Children in these situations can have a challenging time. They often lack control and transparency. But children, no matter what age, can detect stress and it can have a profound impact. Perhaps they see people crying, or items being packed. What’s more, children have the capacity to imagine a much worse outcome then is reality.”

Elizette believes that parents must consider how and when they are going to tell their children. “I think it’s unfair to ask children to keep a secret such as this from friends and family - this can create a tremendous pressure on them. They, like all of us, have a need to discuss the situation with others and start coming to terms with change. So try to tell them at a time when you have also informed those around you.”

Just like the task list mentioned above, similar approaches can be given to help children feel more in control of their future. “For smaller children, who often don’t have a very good concept of time, having a calendar that they can tick off is an excellent way to give them a better understanding of the approaching move.”

“For others, it could be setting dates to sort out their bedroom, involving them with packing and giving them the ability to choose  their favorite items they want to bring. It could also involve giving them ownership of decisions such as: who can have the toys and books I cannot take with? 

For older children, they can be more closely involved in logistics. “Involve them in the research for what school they will be going to, and how the Dutch school system differs from the one they are currently following.”

“Ultimately, it’s about finding a balance. Don’t pretend that it’s going to be a walk in the park, but give them things to look forward to - whether it’s cycling to school, not wearing school uniform, learning a new language or seeing snow for the first time. ”

4) Find the right home

When searching for a home Elizette says the most important thing to consider is your family’s lifestyle. “Do you enjoy walks in the park? Or going to the beach? These are all factors that need to be considered. While some people love the vibe and liveliness of the  city, others need more freedom and large spaces.”

“Commuting is also an important element to consider. If you’re moving from London, then the prospect of a two hour commute seems fairly normal. But in the Netherlands, there is no need for this.. You’ve got the opportunity to reduce your commute drastically, and less time commuting means more time for things that add value to your life. 

Elizette acknowledges that finding a property while still overseas is extremely difficult, but definitely not impossible.  If you decided to rent first  working with a rental broker means you can secure a property, in an area you desire, before you arrive. Not being under pressure to look for a house while settling into a new job and finding your feet in a new country is priceless. For those looking to buy it’s best to be there in-person. 

“One final warning, regarding temporary accommodation. Most local town halls don’t allow you to register using a temporary  address. As such you won’t be able to obtain a BSN number, bank account or many other elements that you would ideally have as soon as possible.” 

5) Don’t be afraid to ask for help

“Relocating to a new country is a huge task, but the good news is that there's lots of support available for those who are happy to ask for it. Social media forums like Facebook can be very supportive and informative. And people are generally very generous with their advice and offers for help. Often, friendships are forged even before you arrive in the Netherlands.

However, Elizette does have a word of caution: “Each person's situation is different, and the advice is often based on people's own experiences. Be sure to apply a critical eye on their advice and only use what is valid to you. ”

“Some people feel in control if they can manage their relocation themselves, but they need advice or support with a few specific tasks. Others want someone to take the pressure and stress out of their hands and manage the relocation on their behalf. Services such as Expat Relocation & Immigration Services can offer valuable assistance and support. . I can step in, provide support, and help you stay on track. In my view, if you're going to work with a relocation consultant, it's important that they not only offer practical support, but also understand your emotional needs and offer just the right mix of information, support, reassurance and assistance. 

Expat Relocations is a member of our Expat Orientated Organization certification, meaning that they have proved themselves as a business capable and ready to assist expats and their needs. 

by worck

Monique Burgemeester’s Useful Mission

That sounds like a great title for a book, but this is definitely not a work of fiction. Monique Burgemeester is a real Amsterdammmer through and through. She has seen the city change over the years and knows Amsterdam as well as anybody could. She has worked in the property market for many years. Having seen the growing numbers of expats looking to lay down roots in Amsterdam, she created the ‘How To Buy A House’ information events. These events are above all very useful for expats. If you have a project to buy a home, you need to attend this. At HTBAH, you can meet all the experts you need to talk with under one roof. One evening to be better informed about the whole process. Being better informed is essential to successfully get what you want and avoiding any potential pitfalls.

You will meet professionals in many different domains: real estate experts, mortgage advisers, notaries, interior designers, tax experts, property managers, builders, etc. Each event has different experts, so please consult the site to see which ones attend the event you attend. You can discuss with them your specific situation and plans. The experts will inform and give guidance on issues that you need to know or consider. That is useful and being useful is Monique’s mission.

The HTBAH event is very popular as attendees spread the word to their friends and colleagues. At the events, drinks and delicious snacks are provided so that attendees can relax and enjoy the event. This is a free event and all you need to do is register your place and attend.

So Monique Burgemeester’s Useful Mission is to help expats. We asked Monique a few questions to get more insights into her events and she provided the answers here :

 How did you have the idea to create the HTBAH?

As you know we have been in real estate for over 23 years and the last 18 years, we work almost exclusively with expats. We have been asked as a guest speaker at seminars and events, but we always felt there was something missing on a personal level. It is good to hear all the basics, but maybe you have different questions that are important for you. You can not ask them in a 15 mins Q&A after the seminar ends. Everyone wants his or her minute, so we saw that a lot of people left with good knowledge about the principles, but that is it. Most of that stuff you can find on the internet, right? If you register with us, we will provide you with a movie that contains the basic info you need to know about buying a house in Amsterdam. Then during the HTBAH event we can get into the specific details of your needs.

 What makes the HTBAH event special?

Well, we decided to make an open format event where you can have one on one talks with all experts present. Everyone is there to help you find your dream house, but also to help you with what comes with it. A renovation for example. Or a company you can hire to take care of all stuff you need when you become an owner: changing locks, cleaning, make all your utilities work etc. It is a 3-hour event, so take your time and talk with everyone present. It might be busy at times, but we provide free drinks and bites, so take it easy, stroll around ask the experts answer to all questions you might have within a reasonable time. If you really want to go deep, you can make an appointment with the expert you like and have a good chat on another date.

What kind of people attend these events?

All sorts of people. People interested in buying in the future, families who are already in the process but needs some more information. Attendees are sometimes young, sometimes aged, everyone is welcome!

Having done so many HTBAH events, what are the mains benefits for the attendees?

You meet all the experts you need in one place without being lost. My staff is amazing, they all speak multiple languages and are here to help. If you do not know what to ask, we will help you and provide you with questions to start a conversation with all experts presents. It still dazzles me that, even when it is very busy and people have to wait, the vibe stays relaxed and stress-free. I am so proud of my staff. It is a small scale event in a beautiful location. 

 Do you have any feedback stories from the people that attend your events?

They tell us that they love the format. That is something we love to hear. We have done many of these events to date and we always work hard to make it enjoyable. Yes, they surely find it useful, that is the central aim, but being useful in an agreeable atmosphere is also very important to us and the attendees. 

So there you have it. Monique Burgemeester’s Useful Mission is really useful for your homeownership plans. More information about the events is here and the next one is on November 18th 2020 in the Vondelkerk in central Amsterdam. If you have a project, you need to attend this event!

Registration will open soon.

by worck

Questions and answers | Real Estate

"Do not wait to buy real estate, buy real estate and wait"

by worck