Buy an apartment with purchase agent
You will have to deal with matters such as shared property and with all sorts of legal aspects. Things that most people do not know about, but where a buying agent is right at home.
Where all the plus points in the sales pitch are celebrated, the negatives often remain seriously underexposed. With the help of a buying agent, the bottom brick comes up and all aspects of your dream apartment are placed in the right daylight.
Demerger Regulations, Demerger Act, Demerger Drawing
The Demerger Regulations and the Demerger Act contain a lot of important information about the building, the description of the individual apartments, the size of everyone’s share in the entire complex. The Demerger Act describes exactly what ultimately the property of the prospective buyer becomes. The splitting drawing is part of this deed, the exact boundaries between the various apartments are indicated. The drawing shows exactly what the property is per apartment, but also what goes with it. For example, an attic or storage room can not be split.
State of the building
What at first sight may seem like a well-maintained complex can be very different from the paint on further inspection. The purchasing agent can, on the basis of his findings, advise a structural inspection. This way you will not be faced with unpleasant surprises later on. An apartment complex with a lot of overdue maintenance brings high costs.
What about maintenance? What measures have been taken, what is the long-term maintenance plan and what financial resources are available for maintenance?
The purchasing agent checks whether there is no registration for the building or apartment that you want to buy. A registration means that the municipality can oblige the owners to carry out certain maintenance.
The energy label gives clarity about the energy efficiency of the building. In addition, it provides insight into measures that save energy. When the complex has a low energy label, you can already take into account that there are renovation plans, this should be reflected in the More Years Maintenance Plan.
Debts previous owner
If the previous owner has debts to the VvE and these debts cannot be recovered from the previous owner, you are liable as a new buyer!
Although a Rules of Procedure is not mandatory, it is useful to know whether such regulations are in place and if so, what is in them. Usually, these regulations contain matters relating to noise nuisance, use of the common areas and pets.
Value of the apartment
The purchasing agent can – when he has studied all the details – provide advice with regard to the value of the apartment and start negotiating for you.
If you let yourself be guided by a broker when buying a new home, you speak to a buying agent. If you have the sale of your property carried out by a real estate agent, you speak to a sales agent.
TIP: discuss with your purchasing agent what you expect from him / her. The more tasks he takes over from you, the higher the compensation will be.
Cooperative flat association
If you are interested in an apartment in a building from the 50s, 60s or 70s, you can get involved with the cooperative flat association. In this case there is no splitting deed or ‘drawing’. The rights and obligations of the owners can be found in the articles of association and the internal regulations of the cooperative flat association.
In some cases it may be that you as a buyer have to deal with a new split. This is often the case with new-build apartments, but can also occur when an apartment in an existing building has yet to be split. In that case you can still negotiate the conditions. Your purchasing agent can advise you on this. Changes after determination of the division rules can only be made if the other owners agree.