Notary fees mortgage and your dream home: what should you count on?

Have you found your dream house? Then you have probably already studied how much mortgage you can get and what the buyer’s costs are. But do you already know what costs you have to count on at the notary? In this article we list which notary costs you can expect when buying your dream home.

Everything about notary fees:

  1. Check the rates of the notary
  2. Common notary fees
  3. Other costs that you transfer via the notary
  4. Notary fees for a mortgage transfer
  5. Which notary fees are deductible?
  6. What about the notary fees in your situation?

Check the rates of the notary

You cannot escape it when you buy a house: the notary costs. The civil-law notary is the only person authorized to legally record the ownership of a home and the conclusion of a mortgage. However, the costs of these notary services can vary greatly.

It is therefore useful to compare different rates and request quotes. Always ask for a specified quote, so that you can see exactly what you will receive and what amount you will pay for it.

For example, would you also like to have a cohabitation agreement drawn up? Then indicate this when requesting the quote or let us guide you in this!

At Bliss, we also take care of drawing up the obligation to contribute on the basis of the chosen mortgage construction.

Tip: ask your mortgage advisor for notary tips. They often know where the rates are favorable for the service you need and whether the service is of good quality.

Notary at new construction

Are you going for a new-build home? Then in some cases you cannot choose the civil-law notary yourself, but you will be assigned a so-called project civil-law notary. Such a project notary knows everything about ‘your’ new construction project, so that your notary affairs run as smoothly as possible.

It is theoretically possible to choose a different notary for the mortgage deed in this case, but we do not recommend this. The deed of transfer and the mortgage deed must be signed at the same time. Choosing 2 different civil-law notaries makes this difficult and you often only pay extra costs.

Common notary fees

Below you will find the notary costs that you can expect in most cases.

1. Deed of delivery: € 600 – € 1,000

The deed of transfer is the document with which the house is officially delivered and is registered in your name. The deed of delivery also contains the conditions laid down in the purchase agreement.

If you buy an existing home, you will have to pay the deed of delivery out of your own pocket. In the case of a new-build home, the seller usually pays the deed of delivery.

2. Mortgage deed: € 600 – € 1,000

The mortgage offer from the lender is officially signed with the mortgage deed. The house that you have just become the owner of is encumbered with a mortgage. As a buyer, you therefore have a mortgage loan in your name from this moment on.

You also stipulate that the lender will receive the house as collateral until the loan has been paid off. The lender is therefore allowed to sell the house if you are unable to repay your mortgage.

3. Cohabitation agreement (if necessary): €300 – €600

Are you buying a house together with your partner? And are you not married and do you not have a registered partnership? Then it is useful to also have a cohabitation contract drawn up. In this you record everything about your joint possessions, assets and your distribution of burdens. You can also choose to include a residence clause in the agreement.

The notary will also do this for you. Let him or her advise you on the content of the cohabitation contract and any will(s).

In order to record everything that will be included in the cohabitation agreement, you usually make a separate appointment with the civil-law notary. Based on this conversation, the civil-law notary draws up the final cohabitation contract. You often sign this together with the mortgage deed and deed of delivery.

4. Will: € 200 – 500 per will

It can be useful to also record a will, for example to include things about your private assets. It is good to know that a will for 2 people is often cheaper, and you can arrange it directly together with your cohabitation contract. Consult with your civil-law notary whether this is necessary in your situation.

5. Land Registry registration fee: € 75 – € 150

The transfer of the house is only completed when the notary registers a copy of the deed of transfer and mortgage deed with the Land Registry and the public registers. You therefore also pay your civil-law notary for this service. Check in advance whether these costs are included in the price of the deeds or are calculated separately.

6. Mortgage deed bridging loan: approx. €200

If you also take out a bridging mortgage, the notary will charge extra for this. An additional mortgage deed must be drawn up for a bridging mortgage.

7. Wwft gatekeeper contribution: approx. €75

European money laundering rules have given so-called gatekeepers a role in private crime fighting. As a result, more and more civil-law notaries ask their clients for a contribution. It is a fee for being able to conduct good customer research. This is also called Customer Due Diligence (CDD) or Know Your Customer (KYC).

8. Drawing up a purchase agreement € 175 and registration costs

In the Amsterdam region it is customary for the civil-law notary to draw up a purchase agreement. Brokers have agreed with each other that the civil-law notary is the appropriate party for this. It can also be useful to register the purchase agreement in the Land Registry. If you use these services, the costs will be stated on the invoice.

Other costs that you transfer via the notary

The costs for the above services go to the notary, as payment for the services performed. But as a buyer you have to transfer more to the notary before the moment of transfer. The civil-law notary then transfers these amounts to third parties on your behalf. In most cases these are:

1. Deposit (down payment)

Before the transfer at the notary, you transfer the so-called deposit. The seller often asks 10% of the purchase price as a down payment on the purchase price. You can transfer this yourself via the notary, if you have enough money of your own. Do you finance the entire purchase price in your mortgage? Then you will receive the deposit back (after deduction of the other costs) after the transfer.

Another option is to provide a bank guarantee: with this a lender promises that the seller will be paid the deposit if necessary. The bank guarantee usually costs you 1% of the deposit.

Good to know: if the civil-law notary has to pay a so-called negative interest on the deposit in his account, these costs will also be passed on to you.

2. Settlement of charges, levies, etc.

The previous owner of the house has often already paid for a whole calendar year for municipal taxes, levies and any costs of the VvE when buying an apartment. As a buyer, you take over these costs from the moment of transfer.

3. Transfer Tax

When buying a house, you also have to pay transfer tax (unless you qualify for the starter’s exemption). This tax amounts to 2% of the purchase price when it comes to purchasing an owner-occupied home. This amount is transferred to the tax authorities via the notary.

4. NHG

Are you buying a house with a National Mortgage Guarantee (NHG)? This will cost you a one-off fee of 0.60% (in 2023) of your total mortgage amount. This is also referred to as the NHG surety commission. You also pay this amount through the notary

5. Appraisal, consultancy and brokerage fees

In consultation with the civil-law notary, you can also pay the appraisal costs, any mortgage advice costs and costs for the purchase broker through the civil-law notary. However, most buyers transfer this themselves to the parties mentioned.

6. Interpreter (if necessary): € 200 – 300

Is Dutch not your first language? If you or your partner does not speak Dutch sufficiently to understand the material at the civil-law notary, it is mandatory to use an interpreter. For example, it can never be claimed afterwards that one of the parties was not well aware of the agreements.

Notary fees for a mortgage transfer: € 800 – € 1200

You also need a notary if you want to transfer your mortgage. When refinancing a mortgage, you can count on the following costs at the notary:

  • Drafting a new mortgage deed
  • Adjustments in the Land Registry

Which notary fees are deductible?

Part of the notary fees mentioned above are deductible once on your income tax return. Read more here about one-off deductible costs when taking out, refinancing or increasing a mortgage.

What about the notary fees in your situation?

Every purchase and every refinancing situation is different. It is therefore always wise to first check with your mortgage adviser what needs to be recorded at the civil-law notary. This way you know exactly what to ask when you request quotes from different civil-law notaries.

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