Selling your home when you separate. Calmly and fairly.
Enough is changing already. We make sure the sale of your house is the part you do not have to worry about. For both of you.
The house is often the hardest subject.
Separating is hard enough. And then there is a house in Amsterdam that you own together. These are the questions we hear most often.
"Can one of us stay in the house?"
Especially when there are children, that is often the first question. Sometimes it is possible, sometimes it is not. We work that out together first.
"What is the house really worth right now?"
One of you wants to move on quickly, the other wants the highest price. A fair, well-founded value takes the tension out of it.
"How do we do this without fighting?"
We talk with both of you, in the way that works for you. Together or separately.
"And what happens to the mortgage?"
Equity, remaining debt, being released from the mortgage. You know where you stand before you decide anything.
We work for both of you.
In a divorce, we are not the agent of one partner or the other. We work for the two of you together. Every situation is different, so there is no fixed script: we adapt to you. There are a few things we always do.
- First, see whether selling is necessaryCan one of you stay in the house, especially if there are children? Then we look into that first, before a sign goes up in the garden.
- Communication the way you want itTogether in one WhatsApp group, so everyone reads everything at the same time. Or everything separately, one to one. You choose, we adapt.
- A value based on factsReal sales in your neighbourhood and current market data. No gut feeling and no wishful price, but a figure you can both rely on.
- Every decision togetherThe asking price, an offer, the transfer date: you are both owners, so you decide together. We make sure you both have the same information.
- We do the workPhotos, funda, viewings, negotiating and the civil-law notary. You do not have to see each other more often than necessary.
What to watch for with a divorce and your house.
A few things often come up late, even though they matter a lot. This is what you want to know in advance.
You both sign
If you are both on the deed, you both sign as well: for the sales instruction, the purchase agreement and at the notary. It cannot happen without each other's signature. So put your agreements about the house on paper early, for example in the divorce settlement agreement (echtscheidingsconvenant).
Equity or remaining debt
If the house sells for more than the mortgage, there is equity to divide. If it sells for less, a remaining debt is left over. How you divide that depends on your arrangements, such as a prenuptial agreement (huwelijkse voorwaarden) or a cohabitation agreement (samenlevingscontract). A good sale price makes the difference here.
If one of you stays
Then one partner buys out the other, and that requires a fair value. What you often see: several appraisers are brought in and you take the average. The bank has to agree to release the departing partner from the mortgage, and the partner who stays must be able to carry the mortgage alone.
Transfer tax when one of you takes over
If one of you takes over the house, transfer tax often does not have to be paid. That applies to a division after a divorce, and under certain conditions also after a cohabiting relationship ends. The notary can check whether it applies to you.
Mortgage interest after you move out
The partner who leaves the house can often still deduct their share of the mortgage interest for up to two years. After that, it stops. One more reason not to wait too long with a decision about the house.
Ground lease and owners' association in Amsterdam
If your house is on ground lease (erfpacht), that affects the value and buyers want to know exactly how it is arranged. With an apartment, they ask for the documents of the owners' association (VvE). We make sure everything is ready, so the sale does not stall.
This is general information. Always have your own situation checked by your mortgage adviser, mediator or notary. We are happy to put you in touch with them.
She wanted to move on. He wanted the highest price.
Recently we sold an apartment in Oud-West for a couple who were separating. She wanted to sell quickly, so she could buy a new home. He mainly wanted the highest possible price. Two understandable wishes that clashed quite a bit.
We went through the market data with both of them: what is this apartment really worth, given what has sold in the area? That produced an asking price they could both stand behind. The apartment went online at a market-based price and was sold after about three weeks.
Afterwards they were both happy with how it went. Not only because of the price, but mostly because they could close this chapter and look ahead again. She has since bought her new home.
A steady team, and the choice is yours.
Micha, Erik or Lisa is your estate agent, from the first conversation to the key handover. Hadewij photographs the property. Around that, we work with people we know and trust.
- Mortgage and financingWe work with several mortgage advisers we know and trust. Useful if one of you wants to stay in the house or buy something new.
- Mediator or divorce lawyerWe have good contacts and are happy to put you in touch with the right person.
- AppraiserDoes one of you want to take over the house? Then we help you choose an independent appraiser from our network.
- NotaryNo fixed notary: you choose, and we help you make that choice.
We can help with everything. But the choice is always yours.
The same fair price, now as well.
A 1% fee on the sale price, including VAT. No start-up costs, and you only pay once the property is sold. The first conversation and the market valuation are free and without obligation.
Only the funda package is something you choose and pay for yourselves, directly to funda. If an appraisal is needed for a takeover, you pay the appraiser for that.
Frequently asked questions about selling during a divorce
Do you work for me or for my ex?
For both of you. You own the house together, so we work for you together and make sure you get the same information. You decide how we communicate: together in one WhatsApp group, or everything separately.
Can we sell our house if we do not agree with each other?
You both sign, so in the end you have to reach agreement. We help with facts: a well-founded value based on real sales in your neighbourhood. That often takes the tension out of it. If it really does not work, a mediator can help, and we have good contacts there.
Can one of us keep living in the house?
Sometimes, yes. Then one of you buys out the other, based on an appraisal. Often several appraisers are brought in and you take the average. The bank has to agree, and the partner who stays must be able to carry the mortgage alone. A mortgage adviser from our network can run the numbers for you.
Do I pay transfer tax if I take over the house from my ex?
Often not, if it is a division after a divorce or after a cohabiting relationship ends. There are conditions, for example about how you originally bought the house together. Have the notary check that for you.
What if there is a remaining debt after the sale?
Then that debt remains and you agree who pays which part. How you arrange it depends on your agreements and your mortgage. Bring it up early in your talks with your mortgage adviser or mediator.
How long does it take to sell our house?
After the first conversation, the property is usually on funda within two weeks. How quickly it sells after that depends on the property and the market. A market-based asking price helps: the apartment in Oud-West from our example sold in about three weeks.
What does it cost?
A 1% fee on the sale price, including VAT, and you only pay once the property is sold. The first conversation and the market valuation are free. The funda package is something you choose and pay for yourselves, directly to funda.
Need a new place as well?
After the sale, something new begins for both of you. We are happy to help with that too.
Tell us about your situation.
The first conversation is free and without obligation. Together or separately, at our office on the Singel, at your home or by video call. Afterwards you know where you stand, and you decide for yourselves.
Book a talk about your situation
Or call +31 20 845 5878 · WhatsApp us
Singel 374, 1016 AH Amsterdam
