A buying agent guides you through assessing and buying a home. The agent takes a critical look, helps you identify risks, advises you on your offer and, after acceptance, checks that the agreements are properly recorded and carried out.
The buying agent works for you. This is an important difference from the selling agent, who represents the seller’s interests. You do not have to use a buying agent, nor do you have to outsource the entire buying process. Agree clearly in advance which services are and are not included in the engagement.
Deciding in advance what you are looking for and can afford
A buying agent can help even before you have found a specific home. Together, you discuss your housing preferences, search area, budget and limits. An agent with local experience can tell you whether your wishes are realistic and which features of a neighbourhood or home need extra attention.
You should have your financial options calculated by a mortgage adviser or lender. The buying agent can take your budget into account when advising you on your search and offer, but does not determine which mortgage is responsible or how much you can ultimately borrow.
A critical second look during the viewing
During a viewing, your first concern will probably be whether the home feels right. The buying agent takes a more objective look at aspects such as the layout, location, condition and any notable risks. The agent can also ask the selling agent questions and assess whether the asking price fits the home and the surrounding area.
This second opinion is valuable, but it has limits. A buying agent may spot cracks, signs of damp or overdue maintenance, for example. However, a regular viewing is not a structural survey. If there are doubts about the home’s technical condition, a building expert should carry out a more detailed inspection.
Investigating the home and its documents
Before making an offer, you want to know exactly what you are buying. The buying agent can assess the sales documents and available public information, and point out where information is missing or further investigation is needed.
Depending on the home, the investigation may cover:
- ownership, the plot and any rights of use;
- leasehold (erfpacht) and the applicable terms;
- the Vereniging van Eigenaars (VvE) when buying an apartment;
- the energy label and potential sustainability improvements;
- clauses the seller wants to include;
- signs of structural or foundation problems;
- rules or restrictions that may affect how you can use the home.
The buying agent helps you determine which information is relevant and when you need a specialist. The agent does not replace a building surveyor, notary, mortgage adviser or other specialist adviser. As the buyer, you also remain responsible for asking questions and investigating matters that are important to your decision.
Estimating the value and advising on your offer
If you want to make an offer, the buying agent will generally estimate the home’s value. The agent may consider comparable sales, the location, type of home, floor area, condition and sales process.
Based on this, you discuss a maximum price and bidding strategy. This also means considering how much risk you can and want to take. The agent advises you, but you ultimately decide the amount and your financial limit.
A value estimate for bidding advice is not the same as an official valuation report. After your offer has been accepted, your mortgage may require a valuation by an independent valuer. That valuation may differ from your offer and from the buying agent’s estimate.
Advising on the conditions of your offer
An offer is not just about the price. The conditions may also carry significant weight for both you and the seller. The buying agent can advise you on matters including the preferred completion date, movable items, how long the offer remains valid and contingencies for financing or a structural survey.
The agent can submit the offer on your behalf, answer questions from the seller’s side and conduct the negotiations. You should also agree in advance what the agent may commit to without consulting you again. Making an offer without a financing contingency is not the default choice: the conditions must fit your financing and the risks you can bear.
Checking the purchase agreement and deadlines
If your offer is accepted, the purchase agreement follows. When a private buyer purchases a home, a verbal agreement is not enough. The agreements must be recorded in writing.
The buying agent can check whether the purchase price, completion date, contingencies, movable items and agreed clauses are correctly included in the contract. The agent can also explain what any non-standard provisions mean for you in practice. Complex legal questions may require additional advice from a notary or lawyer.
After receiving the purchase agreement signed by both parties, the buyer generally has a statutory three-day cooling-off period. Rules concerning weekends and recognised public holidays apply when calculating this period. After that, the deadlines in the contract must be monitored carefully, for example for the mortgage, valuation, structural survey and bank guarantee or deposit.
Guidance through to the transfer
Depending on your engagement, the buying agent remains involved until you receive the keys. The agent can stay in contact with the selling agent, mortgage adviser, valuer and notary, and check that outstanding matters are handled on time.
The final inspection usually takes place shortly before the transfer. You then check whether the home is being delivered as agreed, whether the items you are taking over are present and whether any unexpected damage has occurred since the purchase. The buying agent can attend and help record any discrepancies.
You then sign the deed of transfer at the notary’s office. The notary handles the legal transfer and registration, making you the owner of the home.
What does a buying agent not do automatically?
There is no legally prescribed standard package for buying guidance. One agent may guide you through the entire process, while another may only attend a viewing, provide bidding advice or negotiate.
Beforehand, check:
- how many viewings the agent will attend;
- which documents and public information will be investigated;
- whether bidding advice and negotiations are included;
- who will check the purchase agreement;
- whether monitoring deadlines, the final inspection and the transfer are included in the engagement;
- which costs apply to additional services or if you withdraw the engagement;
- when the agent recommends bringing in a specialist.
A buying agent does not make the decision for you and cannot guarantee that you will buy a home, pay less or discover every defect in advance. The added value lies in an independent perspective, local knowledge, well-founded advice and having someone protect your interests throughout the buying process.
