Notary fees, land registry, property purchase

Good morning!

We are currently considering buying a plot of land. This is relatively spontaneous, as we actually wanted to buy elsewhere. However, it is getting more and more expensive there and all the formalities are taking longer and longer. Therefore, we are not really far along with the house planning yet.

The option would now be to buy the plot in advance and then plan. Ideally, the financing would be together.

Therefore, the idea was to finance the plot flexibly and then later see which bank we choose.

I have a few questions about this:

- We then pay the notary and land registry fees once when purchasing the plot. If we stay with the same bank, do these notary and land registry fees have to be paid again?
- If we then take out the entire loan including the plot, do we have to pay the 2% notary fees on the entire loan amount or only once more on the plot?
- If you take out two loans at the same bank - one for the plot and one for the house - do you still have to pay notary fees on the sums?

- Has anyone had experience whether the bank selling the plot makes a pre-purchase agreement and you only pay when you take out the entire loan?

Thank you in advance!

Therefore, the idea was to finance the plot variably and then later decide which bank we would choose.

Please explain what you mean by financing variably.

The bank with which you conclude the land loan will be registered first in the land register.
For the house loan, other banks will charge surcharges because they only have second priority.

We also financed separately. In hindsight, it would have been better to apply for the expected total amount at the notary in the first step instead of first for the plot and then increasing it with the house.

Please explain once what you mean by variable financing. The bank with which you conclude the land loan will be entered first in the land register. Other banks will charge surcharges for the house loan because they are only in second place. We also financed separately. In hindsight, it would have been better to apply for the expected total amount at the notary in the first step instead of first the land and then increasing to +house.

I mean a variable loan. That we can repay at any time. It is indeed more expensive in interest but we have no commitment. But do you have to pay the 1.5% at the notary on the entire house or only on the land?

Hello, regardless of how it is financed (fixed or variable interest), the bank will insist on a land charge. If you then negotiate the overall financing and it becomes an alternative bank, you can either have it deleted and re-registered (expensive option) or have the land charge assigned (cheaper option). However, I would not overestimate the costs and make them dependent on the choice of banks. What matters in the end is the offer at the end of the day. You have no influence on deletion or re-registration.

Hello, no matter how the financing is done (fixed or variable interest rate), the bank will insist on a land charge. When you then negotiate the total financing and it becomes an alternative bank, you can either have it deleted and re-registered (expensive option) or have the land charge assigned (cheaper option). However, I would not rate the costs too high and would make them dependent on the choice of banks. The decisive factor at the end of the day is the offer. You have no influence on deletion or re-registration.

And would it also have to be re-registered if you stay with the same bank and only change the loan?

And would it also have to be newly registered if you stay with the same bank and only change the loan?

So, you have the following options: 1. Register a land charge only for the purchase = low costs for notary and land registry, lower costs when assigning to another bank 2. Register a follow-up land charge for house construction = somewhat higher costs for notary and land registry, no assignment to another bank necessary 3. Register a land charge in the presumably needed amount including house construction = higher costs for notary and land registry, higher costs when assigning to another bank The costs for options a+b together are comparable to the costs of option 3. Overall, it does not matter when you register what. Exception: your budget is so tight that 200€ actually matters, which you do not have. It may also happen that a third bank does not want to take over the land charge of your property financer at all. Then delete + newly register. How would I do it as a banker? Find a bank that suits you overall. Initially finance the land (completely irrelevant whether variable or fixed) and come up with a cost calculation for the house construction as soon as possible and finalize the construction financing.