Refinance existing loans with a construction loan

After the banks in the past have paid a bit too much attention to their earnings and ignored the risk, they can/are no longer allowed to do everything

I also think that lending will become noticeably more selective.

Correct. ING does not negotiate. If you have been rejected once, you are blocked in the system for 6 months. After that, you can try again. However, this preliminary inquiry is apparently not a firm one including Schufa, etc., but only a request to see if the bank would implement it the way Starpool thinks.

The answer is also worth nothing. Only when you submit the estimated 50 pages of paper will it be reviewed, and you will receive a binding response.

Required loan including credits is 466k.
City villa 188sqm on 1400sqm plot
Plot value 155k
8k personal contributions
10k equity

Loan-to-value ratio too high. Simply put.
440k house costs + 155k plot + 18k equity/personal contributions = 613k minus 20% safety discount = 490k
Loan 466k thus 95% loan-to-value ratio

Financing at the limit - I told you

Could be at least. But something like that a good financial advisor would say immediately.

Loan-to-value ratio too high. Very simple.
440k house costs + 155k land + 18k equity/EL = 613k minus 20% safety discount = 490k
Loan 466k thus 95% loan-to-value ratio

Financing at the limit - I told you so

The land has already been purchased!
See above