Solving your mortgage in the Netherlands

Buying a home and needing a mortgage to finance it? Xantèr helps you in preparing to make one of your most important financial decisions. It is often stressful as the impact is big, both on your private and financial situation. Even more when living in a foreign country.

Why Xantèr?

Xantèr is specialised in advising employed as well as self-employed people how to fix their mortgage. We have almost twenty years’ experience. We can also arrange the mortgage for you. As your mortgage advisor we manage the application process and guide you through it till the very moment you sign the deeds of transfer of title and the mortgage deed in front of a civil law notary.

Xavier Crince Le Roy, the owner and mortgage advisor of Xantèr, is used to communicating in English, with his English family. We write the official mortgage advice in Dutch as requested by the authorities but we give you an English version and communicate face to face in English, by phone and by email. Unless you want to speak Dutch as well. You choose!

Be fully prepared!

A lot of decisions need to be made when buying a home and financing it. Answering questions like

  • Where do I want to live?
  • Do I want to live in an existing home or a newly built home?
  • What can I afford and what do I find acceptable as maximum monthly costs?

Fixing a mortgage is getting personal wishes, needs and financial possibilities together. Being properly prepared gives you a lot of peace of mind.

What happens when you have bought a home?

Preparations already done? We help you reassess the needs and the financial advice given.  If not, how do we determine the right mortgage?

First of all you need to know the total costs. If you want to renovate the house you need to take that into account as well. The following table gives you an idea of what needs to be paid:

  • Purchase price
  • Property transfer tax (2%)
  • Deed of transfer of title
  • Mortgage deed
  • Valuation fees
  • Advice fees
  • Renovation costs

This is the budget you need. As the maximum mortgage is 100% of the market value you will need to bring in some of your own money. This can be savings, investments or the profit of selling your current home. The following step is to fix the structure of the mortgage.

Structure of the mortgage

We help you choose the structure of the mortgage that fits you best. In the Netherlands we use three types of mortgage. You can find the explanation about the different types underneath.

An important feature of having a mortgage for financing your own home is that the interest is deductible from your taxable income (box 1). An important part of our advice is analysing the income scenarios when you or your partner retires, dies or gets disabled. Recommending the right solutions so you and/or your partner can stay in the home without financial problems.

Interest-only mortgage

Interest-only mortgage means you don't need to repay the capital. You only pay interest. Until 2013 the interest of this mortgage type was deductible for the income tax. If you buy your own home for the first time in The Netherlands, you only get interest deduction when you use a level-payment mortgage or a linear mortgage. If you had an interest-only mortgage on December 31st of 2012 the interest of the existing amount of capital is deductible.

Level-payment mortgage

With a level-payment mortgage you repay part of the mortgage in combination of paying interest. Each month you pay the same total amount. At first, you pay more interest than paying off capital. During the duration of the mortgage the situation reverses. Your repayments get higher as the amount of interest gets lower. This means your deduction of interest from your taxable income drops. Your net monthly payment (interest and repay) will therefore increase during the term of your mortgage.

Linear mortgage

With a linear mortgage you repay the same amount each month. You pay interest on the mortgage. By steadily reducing the amount of your mortgage, so does the amount of interest you pay. The result is your payments will decrease each month. Compared to a level-payment mortgage you start with a high monthly payment but overall you pay less during the term of the mortgage.

Interest structure

Next we look at the interest structure. You can usually choose from several fixed periods. The length of the fixed periods depends on several things. How long are you planning to stay in this home? What are the maximum monthly costs you are willingly to pay? What are the interest expectations? All questions determining the right choice.

Requesting a mortgage offer

Once the structure, the amount of the mortgage and the interest period have been determined we can request a mortgage quote at the bank of choice. Together we choose the right bank on the basis of interest rates and conditions. We have access to almost every bank in the Netherlands.

First you will receive a mortgage quote (Dutch: renteaanbod). This quote sets out what the bank can offer you and the conditions that apply. Together with a signed copy of the mortgage quote we send in all the required documents. The bank judges the documents and financial construction. Our job is to arrange the final approval given by the bank within the period, stated in the finance clause (ontbindende voorwaarden financiering). Provided you have a finance clause in the purchase contract. We always recommend you to arrange a finance clause in your purchase contract.

 

By final approval of the bank you will receive the binding mortgage offer (Dutch: bindend aanbod). Than you will know you will be granted the mortgage. You only need to sign the offer and we return it to the bank.

After checking the signed offer the bank sends the mortgage instructions to the civil law notary at whose office you can sign the deeds.

Do you want to know more? Contact us.

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