The notaris settlement statement: how to check the figures

The settlement statement (nota van afrekening) shows which amounts the notaris receives and pays out, and what you still have to transfer. Get your purchase agreement, your mortgage offer and your notaris quote out to check the items.

Ask your questions as soon as you receive the statement. That leaves time to have amounts explained or corrected before the transfer.

Check the large items

Put the purchase price next to your purchase agreement and the mortgage funds received next to your mortgage offer. Compare the notaris fees with the quote from the office. On the transfer tax, check whether the first-time buyer exemption has been applied, if it applies to you.

The apportionment of charges can relate to assessments the seller has already paid. If you do not recognise an amount, ask the office to show you the assessment and how it was split around the transfer date.

Find your deposit on the statement

A deposit you paid is money the notaris already received. In a normal settlement it is set off against what you still owe. If the payment is not on the statement, ask about it.

A bank guarantee is not a payment and does not reduce what you transfer in the same way. The explanation is in deposit or bank guarantee.

Do not confuse the mortgage registration with your loan

The amount of the mortgage registration need not match your loan. The mortgage deed can include room for interest and costs. So check on the statement which mortgage amount the notaris actually received.

Read the draft deeds separately. They cover among other things personal details, the description of the property and any special rights. More about that is in the transfer at the notaris.

Check the payment instruction

Pay before the date by which the money has to be there. Check the account number and the payment reference directly with the office, certainly if the instructions have changed. Use a telephone number you looked up yourself.

Keep the final statement and the deeds. They show later what was paid and which rights were recorded.

What to do now

• ask for the draft statement a few days before the appointment
• put the statement next to your purchase agreement and your mortgage offer
• check that a deposit you paid has been deducted
• call the notaris office on a number you looked up yourself to verify the payment details
• ask your questions before the appointment, so the office can explain or correct the amounts
• keep the final statement and the deeds with your house file, so you can find back what you paid and which rights were recorded