The search brief
Those who know exactly what they are looking for find it faster. In the search brief we record location, property type, size, condition, price range and your exclusion criteria. On this basis we review offers in the Rhine-Main area and in southern Hesse and present to you only those properties that match your requirements.
Clarify your financing framework at an early stage in consultation with your bank. A financing confirmation makes negotiations easier, because sellers prefer serious buyers.
Examination before the purchase decision
Before you commit, the documents should be examined. These include the land register extract with any encumbrances and restrictions, the register of public easements, the energy performance certificate and, for condominium ownership, the declaration of division as well as the minutes of the owners' meetings. These minutes frequently reveal upcoming refurbishments and special levies.
In case of doubt, the structural condition is assessed by a building surveyor. You clarify legal questions concerning the contract with the notary or a lawyer; at your request, we involve these professionals.
Systematic viewings
At the first viewing, personal impressions often predominate. For the second viewing, a checklist is advisable: condition of the roof, windows and heating, signs of damp in the cellar, age of the electrical installation, noise and traffic at different times of day. Ask for invoices for modernisation work carried out. In this way you gain a picture that goes beyond the first impression and provides a sound basis for price negotiations.
Budgeting for incidental purchase costs
In addition to the purchase price there are incidental costs, which as a rule are not financed and must be borne from equity. The amount depends on the federal state, the purchase price and the agreement. Have the specific amounts confirmed in advance by the notary, the bank and, where applicable, a tax adviser.
- Real estate transfer tax (Grunderwerbsteuer), the rate of which is set by the respective federal state
- Notary and land registry fees under the Gerichts- und Notarkostengesetz (GNotKG – German Court and Notary Fees Act)
- where applicable, brokerage commission under the brokerage agreement
- where applicable, costs for surveyors and financing
Notary, land register and transfer of ownership
The purchase contract is notarised. To protect the buyer, a priority notice of conveyance (Auflassungsvormerkung) is usually entered in the land register. You become the owner only upon registration in the land register, not merely upon signing before the notary. Depending on the land registry, several weeks to months pass between notarisation and registration.
Frequently asked questions
Do you also arrange the financing?
No. We do not broker loans. You arrange the financing directly with your bank; we provide the property documents for this purpose.
What is a priority notice of conveyance (Auflassungsvormerkung)?
An entry in the land register that secures the buyer's claim to transfer of ownership. Subsequent dispositions by the seller are ineffective vis-à-vis the buyer to that extent.
When do I become the owner?
Upon registration as owner in the land register. Possession, benefits and burdens usually pass as early as the handover date agreed in the contract.
May I view the flat several times before buying?
Yes. A second viewing, ideally with an expert, is sensible and customary for such a major decision.