Buying a Home in the Netherlands: Insights from Notary Anne-Marie Snel
Monique Burgemeester recently sat down with Anne-Marie Snel, a notary and owner of Prinsenhof Notarissen in Prinsenbeek, a charming village near Breda. Anne-Marie began her career in 1994 and quickly discovered her passion for notarial work. Over the years, she has built a strong reputation as a trusted notary, offering personal attention to her clients, including a growing number of expats. In this interview, Anne-Marie shares her insights into the home-buying process in the Netherlands and explains the critical role a notary plays in property transactions.
What is the Expat Home-Buying Journey in the Netherlands?
Once you’ve found a property and partnered with a reliable real estate agent, the next step is to involve a notary to finalize the legal aspects. As an impartial party, the notary reviews contracts to ensure that everything is handled without conflicts of interest.
You will visit the notary twice:
- First visit: To sign the purchase and sales agreement.
- Second visit: To sign the transfer deed. You will also sign the mortgage deed during this visit if you require a mortgage.
“In Amsterdam, the notary usually prepares the sales contract,” Anne-Marie explains, “while outside Amsterdam, this is typically handled by the seller. Additionally, Dutch law requires buyers to declare the source of their funds to prevent money laundering, a process overseen by the notary.”
What Should Expats Be Aware Of?
Anne-Marie emphasizes the importance of understanding certain details.
If you don’t speak Dutch, an official translator must be present when signing the deeds. This cost should be included in your budget.
“Expats should also consider which laws apply to their assets as residents of the Netherlands, such as tax laws or inheritance rules,” Anne-Marie notes. “For instance, you’ll need to decide who will inherit your possessions, including your home, after your death. The notary ensures compliance with both Dutch and international laws.”
What to Bring to the Notary’s Office
For your first visit, you will need:
- A valid ID.
- A completed “Herkomst Eigen Gelden” form (Source of Funds form), is required under the Money Laundering and Terrorist Financing (Prevention) Act (Wwft).
For your second visit, you will need:
- A valid ID.
- Proof of payment for the purchase price, if applicable.
- Any additional documents requested by the notary, such as a power of attorney if someone else is signing on your behalf.
“It’s always a good idea to check with the notary’s office beforehand to ensure you have everything in order,” Anne-Marie advises.
When Do You Get the Keys and Become the Official Owner?
“You officially become the owner of the house after signing the deed of transfer at the notary’s office,” Anne-Marie explains. Once the deed is signed and the notary confirms that the purchase price has been paid in full, the keys are handed over. This typically happens right after the signing, either at the notary’s office or directly with the seller.
How Does the Land Register Work?
The Land Register, or Kadaster, is a cornerstone of the Dutch property system. It records all properties, including ownership, boundaries, and legal rights such as mortgages.
“When you buy a property, the notary registers your ownership in the Land Register,” Anne-Marie notes. “This makes your ownership official and protects your rights. It’s a reliable system that helps resolve disputes and provides peace of mind.”
Anne-Marie’s Top Tip for Expats
Expats should not only focus on the home-buying process but also consider estate planning and tax implications, particularly regarding inheritance laws. These can vary significantly depending on your country of origin.
Her most important advice: “Always make sure you fully understand what you’re signing.”
About Anne-Marie
With decades of experience in both small and large notary offices, Anne-Marie has developed a unique perspective on her profession. As the owner of her practice, she provides personalized attention to every client. Fluent in English and knowledgeable about international laws, she is particularly skilled in helping expats navigate the Dutch real estate market.
If you’d like to learn more or get in touch with Anne-Marie, you can find her on LinkedIn: Anne-Marie Snel, or via Prinsenhof Notarissen.
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!
