Demolition, Real division, Semi-detached house

Hello everyone,

I have already asked several questions at the building authority, but unfortunately did not receive any concrete answers. It is really very difficult to achieve anything there, and you have to pull everything out of the caseworkers' noses. Therefore, I hope to receive some tips here.

I am currently in the following situation. I will try to keep it brief to avoid confusion.

1. A colleague and I want to acquire an old house.
2. Demolish it and build a semi-detached house.

My question.
How exactly does a real division work in this case? Is it done in front of the notary, or does one of us have to purchase the entire property first and then it can be divided?

What about the surveying? When is it done? After all, one has to know before the purchase how many sqm the notary has to register, or does all that happen later?

Has anyone perhaps had a similar project and can give me some tips?

I would really be grateful.

Best regards from Bremen

I will try to be brief [...]
1. A colleague and I want to purchase an old house.
2. Have it demolished and build a semi-detached house.

Well, then I’ll give it a try too (as an exception, and known to have little practice). So: instead of explanations on how to do it yourself as cleverly as possible, I’ll offer a change of perspective: Namely, that neither you nor your colleague buy, but a developer, from whom you each then separately buy your respective completed house. There are several other scenarios, but they are all only suitable for advanced users.

but a developer from whom each of you then individually buys your respective completed house. There are several other constellations, but they are all only suitable for advanced users.

Isn't that then significantly more expensive? With notary fees and real estate transfer tax, you're looking at almost 10% then. For a plot in Bremen + house, that's estimated at 400-600k? That would be around 50k that is gone initially + the taxes that the developer pays for the old hut... He will also pass those on to the 2nd.

Both want the same thing, symmetrical / on equal footing, however you want to call it. Both are basically consumers with their wishes. If one buys, tears down, misses something, divides, sells half to the other, then they stand asymmetrically to each other: one becomes the entrepreneur in the game, and only the other remains a consumer. Without experience as a property developer, that is a risk. Going into a GbR together is also rather unfamiliar and accordingly slippery ground for laypeople. Demolition risks are underestimated, but are perfect as a bone of contention for people who were previously friends. Both need a common planner (or better yet, also a building contractor) anyway; semi-detached houses are not suitable layman stuff. If the basis of the commonality should only be that half the property would be enough for each, then this would be too narrow: one with and the other without a basement, one stone and the other timber frame or similar non-twin house ideas I strongly advise against for semi-detached houses, as my readers can now sing along by heart. In the thread by anyone with a different opinion can see that reality shares my apparent pessimism.

Apart from the construction aspect, this is not rocket science. Everyone buys an unmeasured partial area. You will need a surveyor anyway, who can already provide very accurate finished plot sizes based on the desired new boundary line. Then go to the notary, who handles the details of the transaction. Afterwards, the surveying for subdivision takes place and the official result is recognized by both parties at the notary, with any excess or short paid purchase price being adjusted in case of measurement deviations. Routine business for notaries and surveyors.

's variant is the comprehensive insurance. Expensive, but secure.
's variant requires trust among colleagues as well as trust and patience from the seller towards the buyers.
What are the prerequisites?
Does the seller have time?
Is there complete trust among the colleagues?
Could one finance alone (purchase and demolition)?
Is there planning certainty (is a semi-detached house permitted)?