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Buying without an estate agent — directly from the owner

From search to keys: how to buy on your own, what to look for at a viewing and what makes an offer strong.

1 · Know what you can spend before you fall in love

Have your maximum mortgage calculated by your bank or an independent adviser before you start viewing. On top of the purchase price, allow around 4 to 6% in buyer's costs (kosten koper): transfer tax (2% for a home you'll live in yourself), the notary, a valuation for the mortgage and possibly a survey.

2 · Searching on Panvia is free

Every property here is listed because the owner listed it themselves. Browsing costs nothing. If you want to send messages, make offers or see the full seller information, you take a buyer subscription of € 12.95 per month — cancellable monthly, so you only pay in the months you're actually searching.

3 · The viewing: talk to the source

You get the owner themselves at the table — use that. Ask about the age of the roof, boiler and window frames, the monthly costs, the neighbours, and why they're selling. Check for damp yourself (skirting boards, cellar, behind cupboards), cracks above doors and the fuse box. Unsure about the condition? A structural survey costs a few hundred euros and prevents tens of thousands in surprises.

4 · A strong offer is more than an amount

An offer consists of price, conditions and a date. Offering without a financing condition is risky — only do it if you're certain you can cover it. Briefly justify your offer with your comparable sales; on Panvia it reaches the owner directly, without any noise.

5 · From agreement to keys

The civil-law notary records the agreement in the purchase agreement. After signing, you have a statutory three-day cooling-off period. Then you finalise the mortgage, have the valuation done, and on the agreed date you sign the deed of transfer. Walk through the house one more time just before completion: is everything as agreed?

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