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Can you buy a house without a notary?
Knowledge
November 15 2025
No, you cannot buy a house in the Netherlands without a notary. A notary is legally required for every transfer of ownership of real estate. Without a notary, the purchase agreement cannot be officially recorded, and the property cannot be registered in your name with the Land Registry. The notary ensures that the transaction is legally correct and protects both you and the seller throughout the entire process.
Why is a notary required when buying a house?
In the Netherlands, the law requires that every transfer of ownership of real estate must be done through a civil-law notary. This is stipulated in the Civil Code and means that you simply cannot buy a house without the intervention of a civil-law notary. The civil-law notary draws up the official deed of transfer, a document that makes the transfer of ownership legally binding.
The notary holds a unique position as an independent, impartial party. They verify that everything is correct and ensure the transaction is conducted legally. This protects both parties from legal problems later on. The notary registers the new ownership with the Land Registry, making you the official owner of the property.
This mandatory role of the notary exists for a reason. It prevents fraud, protects buyers and sellers from mistakes, and ensures that mortgages and other charges are handled correctly. Without this legal requirement, the real estate market would be much more uncertain and risky for anyone wanting to buy a home.
What exactly does a notary do during the purchasing process?
The notary performs various tasks during the home purchase process. It begins with verifying the property's ownership status with the Land Registry. The notary checks whether the seller is the actual owner, whether there are any mortgages on the property, and whether there are any other charges or restrictions you should be aware of.
After this check the notary will draw up the deed of sale This is the official document that records the transfer of ownership. This deed contains all the agreements between you and the seller, such as the purchase price, the transfer date, and any special conditions. The notary reads this deed aloud during the official transfer and ensures that both parties understand what they are signing.
The notary also handles the financial aspects of the transaction. They ensure that the purchase price is transferred to the seller at the right time, that any mortgages are paid off, and that the transfer tax is paid. After signing, the notary registers the new ownership with the Land Registry. From that moment on, you are officially the owner and receive the keys to your new home.
The entire process usually takes a few weeks, from the moment you sign the purchase agreement to the actual transfer. The notary will keep you informed of progress and request the necessary documents in a timely manner.
How much does it cost at the notary to buy a house?
Notary fees for buying a house vary, but you can expect to pay around €1.000 to €2.000 for the transfer of ownership. This amount depends on the value of the property and the amount of work the notary needs to perform. If you take out a mortgage, add another €500 to €1.000 for drawing up the mortgage deed.
These costs cover more than just the preparation of documents. The notary conducts research at the Land Registry, checks all legal aspects, drafts multiple deeds, handles the financial transactions, and officially registers everything. The fee also includes the Land Registry fees for registering the new ownership.
Some notaries charge a fixed fee, while others work with hourly rates. It's worth requesting quotes from several notaries beforehand, as prices can vary considerably. However, be careful not to focus solely on price. The quality of service and the notary's accessibility are just as important during this process.
In addition to the notary fees, you also pay transfer tax. This is a percentage of the purchase price that you pay to the Dutch Tax and Customs Administration. The notary calculates this amount and ensures it is paid on time. This tax is not included in the notary fees, but the notary does arrange payment.
Who pays the notary when purchasing a home?
As a buyer, you pay the notary fees for the transfer of ownership. This is the standard agreement in the Netherlands and is usually stated as such in the purchase agreement. The notary you choose will draw up the deed of transfer and arrange the transfer. These costs are therefore your responsibility.
The seller sometimes also has to pay notary fees, for example, if there's still a mortgage on the property that needs to be paid off. In that case, the seller arranges this through their own notary or yours. These costs are then the seller's responsibility. In practice, a single notary is often used to handle matters for both parties, which simplifies the process.
As a buyer, you can choose which notary you use for the purchase. This gives you the freedom to compare prices and service. Some real estate agents have good experiences with specific notaries and can refer you, but you are free to make your own choice. It's wise to choose a notary early in the process to ensure a smooth process.
How Your Home Makelaars helps with the purchasing process and cooperation with the notary
With us, you'll receive guidance throughout the entire purchase process, including working with the notary. We ensure you know exactly what's happening and when, so you won't encounter any surprises. Our goal is to make the entire homebuying process as clear and stress-free as possible.
We help you in different ways:
- Advice on choosing a notary – We share our experience with reliable notaries in Amsterdam and Het Gooi
- Explanation of all steps – We explain what the notary does and what you can expect from him or her
- Timeline management – We monitor the planning and ensure that all deadlines are met.
- Document guidance – We help you submit the right documents at the right time
- Communication between parties – We ensure smooth contact between you, the seller, the notary and any other parties involved
- Checking the deed of delivery – We read the draft deed and check whether all agreements have been recorded correctly.
As purchasing agent We're there for the important moments and answer all your questions. We know the local market in Amsterdam and Het Gooi inside and out, and have years of experience guiding buyers through the entire process. From the first viewing to the handover of keys at the notary, we're by your side.
Would you like to know more about how we can help you buy your new home? Feel free to contact us. contact Contact us. We're happy to discuss your housing needs with you and ensure you feel confident buying your new home.
Frequently asked questions
Can I choose my own notary or do I have to accept the seller's notary?
As a buyer, you have the right to choose your own notary for the transfer of ownership. You are not obligated to use the seller's notary. It's wise to request quotes from several notaries and compare them based on price, service, and accessibility. Your buyer's agent can advise you on reliable notaries in your area.
When should I contact a notary after signing the purchase agreement?
Contact a notary as soon as possible after signing the purchase agreement, preferably within a few days. The notary needs time to conduct research with the Land Registry and prepare the deed of transfer. Starting early prevents time pressure and ensures a smooth transfer on the agreed-upon date.
What happens if the notary discovers problems with the ownership of the property?
If the notary discovers any problems during the Land Registry investigation, such as unknown mortgages, easements, or other encumbrances, they will inform you immediately. Depending on the nature of the problem, you can negotiate a solution with the seller, impose additional conditions, or, in severe cases, cancel the purchase. The notary will advise you on the legal implications and possible solutions.
Do I need to be personally present at the notary for the transfer?
Yes, in principle, you must be present in person at the notary's office to sign the deed of transfer. You must identify yourself with a valid passport or identity card. In exceptional cases, you can authorize someone else to sign on your behalf, but this requires a special power of attorney, which must also be drawn up by a notary.
What should I bring to the appointment with the notary for the transfer?
Always bring valid identification (passport or ID card). The notary will also request certain documents in advance, such as bank statements, payslips (for mortgage applications), and proof of the purchase price. The notary will send you a checklist of all the necessary documents, usually a few weeks before the transfer. Make sure you submit everything on time to avoid delays.
How long does it take between signing at the notary and actually becoming the owner?
You become the owner immediately when the deed of transfer is signed at the notary's office. The notary then registers the transfer of ownership with the Land Registry, which can take several days to a week. Once the deed is signed and the purchase price has been transferred, you will receive the keys and can take possession of your new home.
Can notary fees be included in the mortgage?
Yes, notary fees can usually be included in your mortgage as part of the buyer's costs. This means you don't have to pay these costs out of pocket, but they are added to your mortgage amount. Discuss this with your mortgage advisor and notary to ensure all costs are calculated and financed correctly.
