Preparing to sell your home

1. Finances

To buy a house, you need some form of capital, such as personal savings or financing from a lender. However, when selling your home, different financial aspects come into play. Can you take out another interest-only mortgage? What are the tax implications of selling or buying a home? In many cases, a buyer wants to purchase a new home before selling their current one. How does this work in practice? For these and other essential questions, it’s important to seek advice from someone who knows the ins and outs. At IMMO Arie van der Lee, you can always count on the best advice and a consultation. You can also consult your financial advisor or the bank where you have your current mortgage. They can inform and guide you. Additionally, NVM’s blog on financial preparedness is a handy resource to read.

2. Setting the asking price and minimum price

Setting the asking price is often underestimated. In the current overheated housing market, buyers may seem willing to pay a high price, but that’s not always the case. The asking price invites people to view the property and make an offer. We often get asked if someone will automatically buy a property after making an offer. Of course, that’s not the case. IMMO Arie van der Lee advises you in setting the ideal asking price, which is a key part of our sales guidance. This leads to the best sales price and the most successful sale. It’s important not only to focus on what you get for the property, but also who buys it and under what conditions. Consider the agreed-upon handover date and the contingencies, such as financing. Many of our clients wonder if it’s possible to sell their house above the asking price. And yes, that can certainly happen!

3. Making necessary repairs

Before selling your home, it’s important to have any necessary repairs completed. It’s easy to see that a home with defects is less attractive and sells for less than one that has been well-maintained. By addressing key repairs in advance, you ensure potential buyers are happy with what they see, as it saves them extra work. IMMO Arie van der Lee can advise you on this. Sometimes the costs of certain repairs don’t outweigh the benefits, and it may be better not to replace certain items. Often, small fixes—like a broken oven or a rotten plank on the facade—can make a big difference in attracting buyers.

4. Maintaining the garden

Not all homes have a garden, but for those that do, it’s an essential part of the property. It’s important to ensure the garden is well-maintained when selling your home. This doesn’t have to be extensive—just making sure the garden looks neat is enough. Remove any weeds, place a few attractive flower pots, and trim any overgrown trees or bushes. These simple actions can greatly improve the overall appearance. Potential buyers want to see that time and care have been invested in the home. When the garden is well-kept, buyers are more likely to trust that the rest of the house is in good condition too. The front garden is often the first thing viewers notice, and many potential buyers may explore the neighborhood before scheduling a viewing. If your front garden looks appealing, it invites people to take a closer look inside. We’ve written about the best time to sell your home in another blog for a reason!

5. Preparing the interior for viewings

Before opening your home to potential buyers, it’s important to ensure everything looks presentable. To make things easier, we’ve outlined the key steps you should take to prepare your home. Following these tips will help impress viewers and increase interest in your property.

6. Tidying up your home

Of course, it’s crucial to ensure the home is tidy before guests arrive. If you’ve followed the steps above, this should already be taken care of, but it’s still worth highlighting. Tidying also involves making sure buyers can see how much space is available in the house. For example, you may have organized everything neatly in the shed, but if it’s packed with stuff, it won’t make much of an impression. Ensure the home feels as open and spacious as possible, making it easier for visitors to walk around and imagine how they’d arrange things.

7. Taking photos and/or videos of the house, garden, and surroundings

Potential buyers almost always first view your home online before scheduling a viewing. They may look on platforms like our website or Funda, where many buyers and sellers connect. To successfully market your property, it’s crucial that your home is beautifully presented through photos and videos. We ensure that your home is professionally captured by our skilled photographers.

8. Writing the advertisement

An advertisement must always be complete and have a clear purpose. The target audience should be aware of the advantages of your home. It’s important that the language used is always correct and clear, making it easier for potential buyers to read. In the ad, we cover the technical aspects of the house as well as the surrounding area, including local amenities.

9. Information for Interested Buyers (Blueprint, Land Registry, Ownership Proof, Photos, Key Features, Floor Plan, etc.)

At the end of the description and advertisement, we’ll include a section with all the essential information about your house. Here, you can mention important features such as dimensions and layout. This helps buyers quickly assess whether your home meets their criteria. Dimensions are often the most important details, so make sure they are clearly and accurately provided to make it easier for potential buyers. IMMO Arie van der Lee ensures a complete presentation of your property.

10. Your property goes online

We will post your property online. The ad will be visible through various channels, and it’s crucial to display the ad in multiple places to reach your target audience. This significantly speeds up the sales process.

11. For sale” sign in the garden or window

The next step in the sales process is placing the “For Sale” sign. Usually, we place one of IMMO Arie van der Lee’s well-known round, green signs in your front yard. If you don’t have a garden, we’ll place a triangular sign in the window. This sign informs the local community about your home’s sale status. While there are many ways to attract viewers, the sign is often considered an effective supplement.

12. Reserve viewing dates in your calendar

It’s important that you are not present during viewings. The real estate agent will conduct a full tour of your home. Visitors generally feel more comfortable when the owner isn’t there. We’ll inform you well in advance of viewing requests and aim to coordinate them efficiently, especially if there are multiple requests. This minimizes disruption to you. While it’s not an open house, we arrange individual viewings close together so that viewers don’t overlap, ensuring a smooth experience for everyone.

13. Request a final energy label

In today’s world, sustainability is key. Homes consume energy, but the consumption varies. New homes often have an A+ energy label, while older homes may have a D label. It’s not always easy for buyers to assess a home’s energy use, which they are keenly aware of. To give them a better understanding, it’s a good idea to obtain a final energy label. A green label can significantly speed up the sale. IMMO Arie van der Lee can provide advice and assistance in obtaining this label.

Sales Phase of your home

1. Scheduling viewings

It’s important to make the necessary preparations before a viewing takes place. As mentioned earlier, it’s crucial that viewers feel comfortable in your home and that you, as the seller, have done everything to present your property in the best possible way. The tips we provide will help you achieve a successful sale.

2. Negotiating the best selling price

At this stage of the sales process, an offer has been made on your home. What happens next? As part of our sales guidance, it’s essential that you, the seller, are satisfied with the outcome. You make the final decision, and we advise. If a good offer has been made but there are still other interested buyers preparing bids, it might be wise to wait before accepting a proposal. In other cases, the offer may be so appealing that it’s better to move quickly and place other potential buyers on a waiting list. What if there are multiple bidders? Should you ask all bidders for a one-time proposal, continue with viewings, or favor one bidder? We deal with these tricky situations daily and will guide you through them.

3. Signing the purchase agreement

Signing a purchase agreement is often seen as an exciting, memorable moment for both buyers and sellers. This makes sense, considering the significant sums of money involved. To make the process smoother, you can choose to sign an NVM model agreement. This purchase agreement, established by the Dutch Association of Real Estate Agents and Appraisers (NVM), along with other industry groups, provides better insight into all aspects of the agreement. It clearly outlines the cooling-off period and the general terms and conditions that apply.

4. The purchase contract

Once the house is sold, both parties must sign the purchase contract to officially finalize the sale. This must be done in writing for the contract to be legally valid. The contract is signed at our office by both the seller and buyer. After signing, the buyer receives a copy of the contract. Once the buyer has received the signed contract, a three-day cooling-off period begins the next business day. After the cooling-off period, the buyer typically has a few weeks to arrange financing. At this point, your home is considered sold under a condition of financing.

5. Arranging a bridging loan

When selling a property, there may be situations where you haven’t yet received the equity from your sold home, but you’ve already purchased a new one. To facilitate the purchase of a new home, it’s important to secure a bridging loan. This short-term loan allows you to buy a new property without having the full amount of capital available. You can always consult your financial advisor to arrange this.

Home Sold

1. Transfer of ownership

Congratulations on successfully selling your home! The notary will send an invitation to both parties to complete the transfer. Before the transfer is finalized, we will conduct a final inspection with you and the buyer. This is primarily a practical visit to check whether the property has been left in good condition. Together, we will record the meter readings. At the notary’s office, the deed of transfer will be reviewed, and then you and the buyers will sign it. Once the deed is registered in the public registers (Land Registry), the transfer is complete, and the buyer becomes the owner. At the notary’s office, you will hand over the keys immediately after signing the deed of transfer. The notary will release the funds on the next business day. If there’s still a mortgage on the property, it will be paid off with the purchase price. You will also receive a financial statement from the notary (final settlement statement), showing exactly how the financial aspects of the sale are handled.

2. Hidden defects

Sometimes, problems with the property may surface after the sale, known as hidden defects. These issues may result in unexpected costs. As the seller, you are obligated by the Civil Code to disclose known defects. This duty to disclose cannot easily be avoided. If you find yourself entangled in a legal dispute, it is advisable to seek assistance from a lawyer or legal insurance provider. They are professionals who can offer legal support and representation.

3. Disclosure obligation vs. Duty of Investigation

The buyer has the right to accurate information about the property, which must come from you. This is called the disclosure obligation. You are legally required to inform the buyer of any hidden defects you are aware of. The buyer also has a duty to ask questions, and you must answer them truthfully. However, the buyer cannot assume everything is in perfect condition and should ask relevant questions, whether technical, legal, or related to zoning plans. Many buyers work with a real estate agent who can help navigate these complex issues. If the buyer doesn’t have an agent but the seller does, the seller’s disclosure obligation takes precedence over the buyer’s duty of investigation. That’s why it’s crucial to have an experienced real estate agent who knows the ins and outs of the process.

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