If you do not speak Dutch, or not well enough, an interpreter has to be present at the civil-law notary when your home is transferred. When you sign the purchase agreement (koopovereenkomst), an interpreter is not required. The notary arranges the interpreter, and whoever needs the interpreter pays for them: usually between €250 and €300.
We get this question a lot, especially from expats and highly skilled migrants (kennismigranten) buying a home in Amsterdam. But sellers who do not speak Dutch run into it too. Below you can read how it works.
When does an interpreter need to be at the notary?
You need an interpreter when you sign a notarial deed and do not understand the language of that deed well enough. With a home, that is the deed of transfer (akte van levering): the document that officially transfers the home from the seller to the buyer. You can read more about it in our blog about the deed of transfer.
This is set out in Article 42 of the Dutch Notaries Act (Wet op het notarisambt). A notarial deed is drawn up in Dutch. If one of the parties does not understand Dutch well enough, an interpreter translates the content of the deed. The interpreter also signs the deed, and the deed states that they were present.
If you take out a mortgage, you also sign the mortgage deed (hypotheekakte) at the notary. That is a notarial deed too, so the same rule applies. You usually sign both deeds in the same appointment.
Do you already need an interpreter for the purchase agreement?
No. Many buyers think an interpreter is already required for the purchase agreement, but that is not the case. The interpreter requirement only applies at the transfer (levering).
In Amsterdam, the notary draws up the purchase agreement. You can read how that works in our blog about the purchase agreement at the notary. The notary often provides an English version as well. That is an informal translation: the Dutch version is the one that counts, and it is also the version you sign.
We prefer to go through the Dutch version with you, because that is where all the agreements are set out precisely. We explain every part of it to you in English. At the meeting at the notary’s office, the whole purchase agreement is also explained in English. So you know what you are signing, even without an interpreter.
Who arranges the interpreter at the notary?
The notary arranges the interpreter. You do not have to find anyone yourself. Do let the notary know in good time that you do not speak Dutch, so they can take it into account when planning the appointment. We pass it on as well.
Buyers sometimes ask us whether they can bring their own interpreter, or a friend who does speak the language. That is not possible. The law requires an interpreter who is sworn where possible, and in practice the notary works with a sworn interpreter. That way everyone at the table knows the translation is correct and that the interpreter is not on anyone’s side.
What does an interpreter at the notary cost, and who pays?
An interpreter at the notary usually costs between €250 and €300. Whoever needs the interpreter pays for them. If you are the buyer and you do not speak Dutch, the costs are yours. If the seller is the one who needs the interpreter, the seller pays.
Sometimes neither the buyer nor the seller speaks Dutch. If they need the same language, usually English, they can share one interpreter. The costs are then split.
Include the interpreter when you add up your buying costs (kosten koper). You will find an overview of all the costs in our blog what are the costs involved in buying a house in Amsterdam.
How does the transfer work with an interpreter?
The appointment at the notary goes as it always does: the notary goes through the deed with you, you ask your questions, and then everyone signs. The only difference is that the appointment can take a little longer.
That also depends on the interpreter. One interpreter translates while the notary is speaking. Another waits until the notary has said a few sentences and then translates them. Both are normal, just plan some extra time on the day of the transfer.
Selling a home when you do not speak Dutch?
The same rules apply to sellers. No interpreter is required for the purchase agreement, one is required at the transfer, and you pay for the interpreter yourself if you are the one who needs them. Apart from that, as a seller you only pay your own costs at the notary, such as cancelling your mortgage registration (doorhalen van de hypotheek).
We guide both buyers and sellers fully in English, from the first viewing to the key handover. Read more about how we help you as a buying agent or as a selling agent.
Buying or selling a home in Amsterdam and you do not speak Dutch (yet)? Feel free to get in touch, and we will calmly go through everything with you in English.
Frequently asked questions
Can a friend or family member interpret at the notary?
No. The notary works with a sworn interpreter, so that the translation is correct and the interpreter is independent. A friend, family member or colleague who speaks the language cannot take on that role.
Can the deed of transfer be in English?
The law allows a deed in another language if the notary has a good enough command of that language and the parties want it. With a home, in practice it is done with a Dutch deed and an interpreter present.
Do I need an interpreter at the viewing or when making an offer?
No, an interpreter is only needed at the notary, on the day of the transfer. For the viewings, making an offer and going through the purchase agreement, we guide you in English.
What if neither the buyer nor the seller speaks Dutch?
Then they can share one interpreter if they need the same language, and split the costs. If they speak different languages, each of them needs their own interpreter.
Who arranges the interpreter, the estate agent or the notary?
The notary. We make sure the notary knows in good time that an interpreter is needed.
