House planning, offer, financing, fixed price

Since we already have the land, the items for real estate agent, notary, and property transfer tax are already eliminated.

Presumably, the notary will still be needed for the loan? That is not entirely clear to me yet.

Apart from that, we are now (flat rate) calculating at least min. 40,000 additional costs for construction, connections, possibly with some luck there will still be something left over to spend elsewhere? However, it is not yet quite clear to me to what extent this has to be specified when determining the loan amount in order to be able to draw on it.

Example: we now provide detailed information: surveying and soil report, we already have cost estimates and therefore know relatively exactly what to expect. (2900 + 900, all somewhat rounded up) It looks different with items such as removal of excavated soil and possibly materials for backfilling. Here I plan an extra 10,000. In the best case, it will only be 5,000. According to the public plan, the soil class is 2-3, so actually quite good. Previously, it was a field. But if 5,000 remains here and we want to afford a carport from that (which is excluded because we wanted to tackle that ourselves gradually) but have not planned or specified it... are you still allowed to withdraw such an amount from the bank? I think we have to approach this step by step. We would then have the financier look at it carefully by reviewing the loan contracts. For me, it's not about whether we necessarily want to plan it that way, but you should probably know the rules to avoid a nasty awakening later.

Well, my point of view...our estimate for the house is 296,000, and although we have not yet worked through everything in detail, the target is preferably below 350,000. Once we have everything listed more precisely, we will probably also get a feeling for whether that is realistic. I will call the company responsible for disposal today to get more details.

I have already seen the list of ancillary building costs here in the forum. Since many values often fluctuate quite a bit, we are trying to find out these items as precisely as possible. For each of these items, we round up the prices so as not to have a nasty surprise later. Just as our house price includes the cellar planned as a "white tank" from the start... if it turns out cheaper, we will be happy, but this way we are a bit safer to avoid additional financing which, like probably everyone else, we want to avoid.

As I said, we are doing that already... if something is unclear, we google... search... read... in case of emergency, we ask again.

Best regards
Almifosa

... when, for example, the heating suddenly has to be moved 1 meter to the left and this allegedly causes additional costs of 2000€. Or when, during the construction phase, you suddenly realize that you can't get the house connections into the house without overlaying the pipes and you have to improvise, which of course causes costs again. Or that the chimney cannot have an upper cleaning opening in the attic because it is allegedly too low there and you need a roof hatch (of course, an extra cost).

When I read something like this, I wonder where the care in selecting the temporary construction partner has gone? Rhineland greetings

When I read something like this, I wonder where the care in selecting the temporary construction partner has gone?

Rhenish greetings

Hm, since I don't have much knowledge of the subject, I can only say what was told to us during the planning with the architect and also the seller...
For us, this definitely doesn't matter. My general contractor also makes no difference between whether we want an 80cm or 90cm wide window.
Also, in the basement, a room (for a workshop) as well as the hallway are planned with underfloor heating. Which room that will be is still to be determined in the detailed planning. At least both always seemed quite relaxed because they supposedly act on the basis that in their experience, the issue makes such a small difference in the overall house price that it's not worth the effort to calculate the additional costs each time, or conversely to offset credits.
Example: From originally 4 doors on the ground floor, only 2 are now firmly planned with us.

But we'll probably only find that out later. Maybe I'll remember and report on it.

Regards
Almifosa

It's different with items like earthwork disposal, possibly material for filling. I'm planning an extra 10,000 for this area. In the best case, it will only be 5,000. The soil class according to the public plan is 2-3, so actually quite good. Previously, there was a field there. But if 5,000 remain now and we wanted to afford a carport from that (which is excluded because we wanted to do it gradually ourselves), but we didn't plan or specify it... can one still withdraw such an amount from the bank? I think we have to approach this step by step. We would then have the financier and credit agreements checked thoroughly. For me, it's not about necessarily planning it that way, but one should know the rules of the game to avoid an unpleasant surprise later.

You basically may. Your initial calculation is not set in stone and can also deviate.

you basically may. your initial calculation is not set in stone and can also vary

I assume the answer is aimed at the question about credit and drawing....
That would of course be great

sorry got distracted after 2 sentences yesterday and had to leave.

basically it is like this: there is a calculation with all your cost items, from which you then determine your financing needs and present them to the bank. here, for example, it might say "10,000" reserve for earthworks or 5000€ for a nicer front door or "10,000 Carport" or whatever... then the construction phase comes and the actual costs appear. if you now have 5000€ earthworks, you have 5000€ left over with which you can buy something else for the house. for example, besides the carport, a covered terrace or also invest in the outdoor area. the important thing basically is that the money flows into the house and indirectly benefits the value of the property (which is not necessarily the case for, say, a kitchen or furniture).

at the end of the construction there is then an overview of where all the money went. depending on the financing/bank/bank advisor, you don’t need to prove every cent as long as they see the result. we took out 270,000€ and only had to prove 200,000€ by invoice (that was exactly the general contractor invoice). all other costs he just wanted on a list that I created at the end. there was then "Electrical additional costs 4000€" or "350€ heating costs E.ON screed heating" etc... for this he didn’t want any receipts. best to clarify, because every invoice in the long run is really super annoying and useless for them anyway. because the savings bank also knows that the house did not dry itself and the network sockets and significantly more power outlets the advisor also saw during the inspection after completion.

important for the calculation at the beginning is the necessary financing amount in relation to the built-up volume. so you can’t build 125sqm but take out a 500,000€ loan, unless the plot costs 250,000€ and is inevitably worth it. however, this financing would still not be desirable. the loan amount must therefore fit the size of the house. that means you can’t get every extra you want. that is how you can tell who could still afford some extras and who was short on the last 10,000.