We provide you the answers to a number of Frequently Asked Questions. If you have a question that is not answered on our website, please contact.
The NVM is a Dutch branch organization of real estate agents and appraisers. The NVM itself is not a real estate agency. Therefore the NVM cannot help you find a place to rent or to buy.
However, our members can help find a suitable place. When you hire your own agent, you will place an instruction and a commission contract will be made. Inform in advance what the real estate agent will charge for his services. In the enclosed link you can look for members that are situated in the place you are looking for a home.
You are only officially 'in negotiation' once the vendor has responded to your offer by making a counteroffer. You are not in negotiation if the vendor’s agent says that he/she will discuss your offer with the vendor.
No. The ‘purchasing costs payable by the purchaser’ include the transfer tax that is due to the government (6%), the notary's fee for drawing up the deed of transfer of title and the cost of its inclusion in the relevant registers. In addition, the buyer should expect to pay the (notary's) fees for preparing and registering the legal paperwork relating to the mortgage. If the vendor uses a real estate agent to sell the house, the vendor is liable for the related costs. After all, the vendor’s agent represents the interests of the vendor and not yours as the buyer.
This is why we recommend using the services of an NVM real estate agent. The buyer is liable for the commission of the real estate agent who acts on his/her behalf.
Yes, this is permitted because negotiations will not necessarily lead to a sale. It is possible, for example, that negotiations may be underway with several prospective buyers at the same time. An NVM agent is obliged to inform you if this is the case, however.
The vendor’s NVM agent will often tell interested parties that a property is ‘under offer’. As a second interested party, you are entitled to make an offer but the agent can only enter negotiations with you once negotiations with the first interested party have been concluded. The NVM agent is not permitted to make any statement about other offers since this could lead to buyers seeking to outbid one another.
No. The Supreme Court of the Netherlands has ruled that the asking price should be seen as an invitation to make an offer. Even if you offer the asking price, the vendor may decide either to accept your offer or have his/her agent propose a counteroffer.
Yes, the vendor may decide to raise or reduce the asking price. In addition, as a prospective buyer you may also decide to reduce your offer during the negotiations. As soon as the vendor makes a counteroffer, your previous offer lapses.
Once the vendor and the buyer have reached agreement on the most important points (the price, the date of transfer and any additional terms and conditions relating to the sale), the vendor’s agent will incorporate these details into a contract of sale. The additional terms and conditions are an important aspect of the agreement. As a buyer, the terms and conditions that you request will not necessarily be included. If, for example, you require a clause relating to financing, you must state this when making your offer. It is important that all parties agree on any additional agreements and terms and conditions before the contract of sale is drawn up.
As soon as both parties have signed the contract of sale, and the buyer has received a copy of this contract, there will be a three-day reflection period. During these three days, you are entitled to cancel the purchase. If you decide to proceed with the purchase, the transfer will take place in the presence of the civil-law notary on the agreed date of transfer.
Yes, this is permitted. If more than one interested party is willing to pay the asking price (or above), the vendor’s agent – in consultation with the vendor – may decide to discontinue the current negotiations and change the offers procedure. They may opt for a registration procedure, for example. This gives all bidders an equal opportunity to make an offer. Before changing the system, however, the agent must honour any agreements already entered into.
The asking price is determined after consultations between the vendor and his or her agent. A prospective buyer is entitled to negotiate, but the final decision rests with the vendor.
In a legal sense, an option gives a party the choice to conclude a contract of sale with the other party through a unilateral declaration. In such cases, the parties will already have agreed on the conditions of the sale, but the buyer may be given an extra week to consider, for example. Such an option is common when purchasing new-build properties, but not for existing properties.
The term ‘option’ is also often used incorrectly to refer to certain concessions that a vendor’s NVM agent may be prepared to make to a prospective buyer during the negotiation process. When this has been agreed, the NVM agent will seek to avoid entering into negotiations with any other interested parties. The interested buyer can use this time to obtain better insight into his/her financial situation or the potential uses of the property. You cannot demand this type of 'option', however: the vendor and the vendor’s NVM agent will decide themselves whether this type of agreement is made as part of the negotiation proces
No. The vendor’s agent will determine the sale procedure with the vendor. He/she is obliged to inform you of this procedure. However, if you are seriously interested, always make this clear to the agent. This can help to avoid disappointment.