Buying a house step by step: from start to the keys

Steps 1 and 2: setting your budget and searching with purpose

Most buyers start with the same question: is this house within reach and does it fit my budget? Before you start viewing, it is wise to know how much of your own money you need and what the bank is willing to lend. That determines the price range you search in and stops you falling in love with a home that is out of reach. The mortgage calculation itself is done by a mortgage adviser; that is not something we do.

Once you know where you stand, the search phase begins. Your dedicated agent looks for homes that match your wishes and budget, and comes to viewings to assess the condition of the property. If there is any doubt about maintenance, foundations or the scope for renovation, you hear straight away what to watch out for.

If you are buying your first home here, a few extra points apply, such as the first-time buyer exemption from transfer tax and the maximum mortgage for starters. We go through those with you in the call.

• Getting clear on what you can and want to spend
• Watching the market with you, including through the NVM exchange system
• Coming to viewings and giving a level-headed assessment of the property

Steps 3 and 4: valuation, offer and negotiation

When you find a home that fits, we establish the value together. A valuation is a substantiated estimate of what the home is realistically worth, based on comparable sales, the condition and the location. From that follows what a sensible offer is.

We then decide on the bidding strategy and conduct the negotiation with the selling agent on your behalf. This is the moment at which many buyers have lost a bid before, usually by bidding too cautiously or by bidding high without any grounds. Besides the amount, the conditions count too: the transfer date, the financing clause and how long that clause runs.

Steps 5 and 6: conditions, purchase agreement and keys

Once your offer is accepted, the conditions precedent follow. Those are clauses that let you withdraw from the purchase at no cost if something does not work out, for example if you cannot arrange the financing or if a building survey reveals too many defects. We check the purchase agreement for you and keep an eye on the deadlines.

Then come the valuation report, the building survey if you want one, and the final inspection just before the transfer. We walk through the property together and check that everything is as agreed. At the notary you sign the deed and receive the keys.

The valuer, the building surveyor, the mortgage adviser and the notary are independent parties. We help you arrange them and discuss the outcomes with you, but we do not do that work ourselves.

What it costs: €2,499 all-in, no cure no pay

All the steps above are covered by one fixed fee of €2,499. No commission that moves with the purchase price, so you pay the same amount for a home of three hundred thousand as for one of six hundred thousand. If you end up not buying a home, you pay nothing. Settlement happens at the notary through the deed, so you pay nothing up front.

All-in refers to the agent's fee, not to the total buyer's costs. Transfer tax, notary fees, a valuation report, a building survey and mortgage advice are paid separately to those parties.

Want to know what this looks like in your situation? Request a proposal without obligation. We will then call you.

• Fixed fee of €2,499 for the entire process
• No cure no pay: no home bought, no costs
• One dedicated NVM agent from the first call to the handover of the keys