From Buyer Agreement to Closing For Sellers
Selling your home in the Netherlands can be a complex process, especially for expats navigating unfamiliar rules and customs. After agreeing on a buyer and signing the sales agreement, there are important steps and responsibilities to manage before the final transfer date. Here’s what you need to know to ensure a smooth handover.
The Seller’s Responsibilities: Care and Maintenance
As a seller, you are obligated to maintain the property in the condition it was in when the sales agreement was signed. In the Netherlands, this is often referred to as being a “good house father.” This means taking proper care of the home to avoid any deterioration. If something breaks or a minor issue arises—such as a small leak—it’s your responsibility to address it promptly to prevent bigger problems.
Additionally, you may need to accommodate reasonable requests from the buyer, such as allowing access for an appraisal or enabling them to measure spaces for renovations or furniture. These arrangements should be coordinated with your makelaar to ensure clear communication and mutual agreement.
Allowing Buyer Access
It’s customary (though not mandatory) to allow the buyer limited access to the property before closing. This could be for practical purposes, such as measuring spaces for new furniture, planning renovations, or completing the appraisal required for their mortgage. Coordinate access with your makelaar to ensure smooth communication and scheduling.
Preparing for the Transfer Date
Final Inspection
On the day of transfer, a final inspection of the property typically takes place. This is the buyer’s opportunity to ensure the home meets the agreed-upon conditions. As the seller, you must ensure that:
- The property is completely empty of residents and personal belongings (unless other agreements were made).
- Any movable items included in the sale, such as curtains or appliances, are still present.
- Meter readings for utilities (electricity, water, and gas) are taken and documented.
Delivering a clean and tidy home is considered good practice in the Netherlands, even though it’s not a legal requirement. A spotless home and well-kept garden can leave a positive impression and minimize potential disputes with the buyer. If you’re short on time, consider hiring professional cleaners or gardeners; your makelaar can help arrange these services.
At the Notary’s Office
The Role of the Notary
The notary plays a central role in finalizing the sale. They ensure all legal and financial matters are in order, including:
- Verifying the identities of both parties.
- Reviewing the final financial settlement with the seller.
- Managing the buyer’s funds in an escrow account.
Handling Funds
The buyer’s payment is typically received by the notary a few days before the transfer. After covering any outstanding amounts—such as your existing mortgage or makelaar fees—the notary transfers the remaining proceeds to your account. This usually happens 1-2 days after the transfer, as the notary must perform final checks with the land registry.
Translation Requirements
For expat sellers, a translator is required by law to ensure both parties fully understand the terms of the transaction. While English is the most common choice, other languages can be used if both parties agree.
The Transfer Moment
The actual transfer is relatively quick, typically lasting about 15 minutes. After verifying details and signing the necessary documents, the notary facilitates the handover of keys. Congratulations—you’ve successfully sold your home!
After the Transfer
While the sale is officially complete, occasional issues may arise post-transfer. Buyers might report unexpected problems or raise concerns about the property’s condition. If this happens, your makelaar can assist by mediating disputes or clarifying buyer responsibilities. Having professional support at this stage can save time and stress.
Selling with Confidence
Selling your home as an expat in the Netherlands involves several unique steps and responsibilities, but with the right preparation and guidance, it can be a smooth and rewarding experience. At The Xpat Agents, we’re committed to supporting you at every stage of the process, from signing the contract to closing the sale.
If you have questions or need expert assistance, don’t hesitate to reach out. Together, we’ll make your home-selling journey a success.
