Buying a house in the Netherlands: what the notaris handles

In the Netherlands the legal transfer runs through a notaris, who acts impartially for buyer and seller. The deed of transfer and the registration at the Land Registry (Kadaster) are part of that instruction.

If you are used to your own lawyer guiding the purchase, settle in advance who looks after your interests. The Dutch notaris works for both parties and does not negotiate on your behalf alone.

Choose an office and compare quotes

As the buyer you normally choose the office, unless the purchase agreement says otherwise. Compare the fees and the work included using the notaris checklist.

When you choose an office, ask how you can go through the draft deeds beforehand in a language you understand. Discuss as well whether an interpreter is needed at the signing and what that costs.

Prepare the documents and the money

The office checks ownership, mortgages and other registered rights. The origin of your own money is investigated too. For money from abroad, keep account statements and proof of transfer.

The settlement statement gives the amount and the payment date. Allow for international processing time and verify the payment details directly.

You transfer your own money to the notaris client account, usually at least one working day in advance. From a foreign account that can take longer, so allow plenty of time.

Signing and registration

You sign the deed of transfer and, if you are financing, the mortgage deed as well. The lender does not have to be at the table. It can be represented by power of attorney.

Once the deed of transfer is registered you are the legal owner. That usually happens the same day. The Land Registry then processes the change in its public register within six days. The arrangements about the keys are a separate part of the purchase. How that day runs is in the transfer at the notaris.

If a buyer or seller cannot attend, ask in good time which power of attorney is needed. Have the office confirm the form and the preparation before you miss an appointment.

What to do now

• ask for two or three quotes, because the fees are not fixed
• ask which checks are in the price and which are charged separately
• have the notaris you chose written into the purchase agreement