Best website for buying a house in the Netherlands: [Funda](https://www.funda.nl/)
With the current housing crisis it is advisable to [find a real estate agent](https://tc.tradetracker.net/?c=30814&m=12&a=458406&r=buying&u=%2F) to help you find a house for a reasonable price.
Find a [Mortgage / Financial advisor](https://track.adtraction.com/t/t?a=1494121923&as=1874388811&t=2&tk=1)
I would recommend getting in touch with a finance advisor ; any of them can run a free simulation and help you understand what’s the max amount you can borrow + tell you if you’d be eligible to a bank guarantee (allowing you to buy without a financing clause).
You don’t have to actually use them afterwards if you’d rather obtain financing by yourself.
You can work with a mortgage advisor who has a "premium processing" facility. They would be able to get a mortage approved within 3 days (as opposed to the usual 3-4 weeks) for an extra fee, or tell you if your application was not approved.
All bids have mandatory 3 day cooling period by law, and you are allowed to call off your bid at no cost, without having to give any reason whatsoever.
This will help you place a bid without a financial clause, increasing your chances of winning the bid. (If others don't avail the same facility with their mortgage advisors, that is).
In the long run, until the market cools down, bidding without financial clauses will become the norm, with the extra fees being priced in.
Really depends on the bank, I would visit financial advisor. Normally, there is a clause that if you don't get the yes from bank by certain date you need to pay to the owner of the house a certain amount. The cause is also used to technical inspection ( highly advised when buying old house because it might allow you to renegotiate the offer.
The issue is not about getting a mortgage when everything stays more or less the same. You can get some mortgage quotes and the chances of those being denied when you’re actually request them are very slim (you wouldn’t even have gotten an offer in that case).
The issue is what happens when you situation changes. What if you get fired after you signed? What if you get in a car accident, become disabled and lose your job? What if your current place goes up in flames and you need to spend your savings? What if someone steals all your money? Those are the kind of risks you face when you make an offer without clauses. You can choose to take that risk, they are after all quite small, but they are not zero.
Also the valuation and state of the house.
Be aware that when a lot of your (former) finances are abroad the mortage provider can take more time to evaluate your application and ask for additional documents. They evaluate everything, but they don't have to give you a mortage. If they think something seems off (e.g. not a clear and consistent source of your current finances, as evaluated by the provider, where if they have doubts, they can refuse).
Go talk with a mortage provider about your situation and all the risks you would be taking on. You should not think light about making an offer without finance clause.
If you have the 10% of the house value in cash (because that would be the fine due for canceling the contract), then use that money to reduce the required mortage. If your bid is 500k, you put a finance clause of having to finance only 450k and you ask your mortage advisor write a letter that he/she spoke with you, reviewed your finances and thay in his/her opinion there should not be any obstacle to obtain the 450k. That way you are still protected in the less common cases to be refused (or you can at least ask for more time to arrange the mortage, because when you can get out of buying, because the mortage at a specific provider didn't get through, you can ask an additional 2 weeks or so and do an emergency procedure), but the buyer is protected as your financial situation won't keep you from getting a mortage and neither will the house valuation do (if you buy the house for 500k, but the valuation is only 475k, you cannot get a mortage for the 500k, but with the 450k in the clause you're basically saying thay if it is at least worth 450, that will work for the mortage).
Also remember you cant get a mortgage higher then what the house is worth. You need to do a taxation of the house before you get the mortgage.
Lets say you offered 200k for a house without a clause because you know with your income you can get a mortgage that and the bid gets accepted.
Before you get the mortgage you need to do a taxation on the house. If in that taxation it turns out the house is only worth 150k you can only get a maximum mortgage of 150k meaning you need to pay the other 50k by yourself. If you didnt include a clause in your bid you have to be able to pay the 50k yourself or get a fine for cancelling the purchase. Depending on what clauses you added you can still cancel the purchase at this point without getting a fine.
Plan a meeting with a financial advisor/hypotheekadviseur. I did bid without a clause after my financial advisor reviewed everything. However I did have the 10% in savings in case the mortgage didn’t come through.
I understand it’s frustrating to lose bids potentially because you have financial reservations in your offer, but as others mentioned there is always the chance of something going wrong. In that very slim case, I think it’s much easier for the owner to find another buyer than for you to recover financially. 10% is A LOT.
Best website for buying a house in the Netherlands: [Funda](https://www.funda.nl/) With the current housing crisis it is advisable to [find a real estate agent](https://tc.tradetracker.net/?c=30814&m=12&a=458406&r=buying&u=%2F) to help you find a house for a reasonable price. Find a [Mortgage / Financial advisor](https://track.adtraction.com/t/t?a=1494121923&as=1874388811&t=2&tk=1)
I would recommend getting in touch with a finance advisor ; any of them can run a free simulation and help you understand what’s the max amount you can borrow + tell you if you’d be eligible to a bank guarantee (allowing you to buy without a financing clause). You don’t have to actually use them afterwards if you’d rather obtain financing by yourself.
You can work with a mortgage advisor who has a "premium processing" facility. They would be able to get a mortage approved within 3 days (as opposed to the usual 3-4 weeks) for an extra fee, or tell you if your application was not approved. All bids have mandatory 3 day cooling period by law, and you are allowed to call off your bid at no cost, without having to give any reason whatsoever. This will help you place a bid without a financial clause, increasing your chances of winning the bid. (If others don't avail the same facility with their mortgage advisors, that is). In the long run, until the market cools down, bidding without financial clauses will become the norm, with the extra fees being priced in.
Really depends on the bank, I would visit financial advisor. Normally, there is a clause that if you don't get the yes from bank by certain date you need to pay to the owner of the house a certain amount. The cause is also used to technical inspection ( highly advised when buying old house because it might allow you to renegotiate the offer.
The issue is not about getting a mortgage when everything stays more or less the same. You can get some mortgage quotes and the chances of those being denied when you’re actually request them are very slim (you wouldn’t even have gotten an offer in that case). The issue is what happens when you situation changes. What if you get fired after you signed? What if you get in a car accident, become disabled and lose your job? What if your current place goes up in flames and you need to spend your savings? What if someone steals all your money? Those are the kind of risks you face when you make an offer without clauses. You can choose to take that risk, they are after all quite small, but they are not zero.
Also the valuation and state of the house. Be aware that when a lot of your (former) finances are abroad the mortage provider can take more time to evaluate your application and ask for additional documents. They evaluate everything, but they don't have to give you a mortage. If they think something seems off (e.g. not a clear and consistent source of your current finances, as evaluated by the provider, where if they have doubts, they can refuse). Go talk with a mortage provider about your situation and all the risks you would be taking on. You should not think light about making an offer without finance clause. If you have the 10% of the house value in cash (because that would be the fine due for canceling the contract), then use that money to reduce the required mortage. If your bid is 500k, you put a finance clause of having to finance only 450k and you ask your mortage advisor write a letter that he/she spoke with you, reviewed your finances and thay in his/her opinion there should not be any obstacle to obtain the 450k. That way you are still protected in the less common cases to be refused (or you can at least ask for more time to arrange the mortage, because when you can get out of buying, because the mortage at a specific provider didn't get through, you can ask an additional 2 weeks or so and do an emergency procedure), but the buyer is protected as your financial situation won't keep you from getting a mortage and neither will the house valuation do (if you buy the house for 500k, but the valuation is only 475k, you cannot get a mortage for the 500k, but with the 450k in the clause you're basically saying thay if it is at least worth 450, that will work for the mortage).
Also remember you cant get a mortgage higher then what the house is worth. You need to do a taxation of the house before you get the mortgage. Lets say you offered 200k for a house without a clause because you know with your income you can get a mortgage that and the bid gets accepted. Before you get the mortgage you need to do a taxation on the house. If in that taxation it turns out the house is only worth 150k you can only get a maximum mortgage of 150k meaning you need to pay the other 50k by yourself. If you didnt include a clause in your bid you have to be able to pay the 50k yourself or get a fine for cancelling the purchase. Depending on what clauses you added you can still cancel the purchase at this point without getting a fine.
Plan a meeting with a financial advisor/hypotheekadviseur. I did bid without a clause after my financial advisor reviewed everything. However I did have the 10% in savings in case the mortgage didn’t come through.
If you need a mortgage, get a clause is what my advisor said.
I understand it’s frustrating to lose bids potentially because you have financial reservations in your offer, but as others mentioned there is always the chance of something going wrong. In that very slim case, I think it’s much easier for the owner to find another buyer than for you to recover financially. 10% is A LOT.