O le notary Holani ma le fesiitaiga faaletulafono o meatotino: o se taiala mo tagata faatau faavaomalo

Afai o oe o fa'atauina o se fale i Netherlands, e le mafai ona e aloese mai le Notari a le Malo. Dutch law does not permit ownership of property to change hands privately: the transfer must be executed by a Dutch civil-law notary and registered in the public registers. For buyers from countries where each side of a sale instructs its own lawyer, this is the least familiar part of the process, and where the costliest misunderstandings arise.

O le ā le uiga o se notary tulafono fa'ale-malo a Holani

O se notari Holani e lē o se loia sinia e iai se fa'ailoga. O le ofisa o se ofisa a le malo: o se notari e tofia e ala i le poloa'iga a le tupu, lea e fa'amautu ai fo'i le nofoaga o lo'o fa'atuina ai (mataupu 3 Wna, Wet op het notarisambt), ma e umia le pule e fa'atino ai pepa fa'amaonia moni pe a mana'omia e le tulafono pe talosagaina e se vaega (mataupu 2 Wna). O sea pepa fa'amaonia e iai lona tulaga fa'apitoa o fa'amaoniga ma e masani ona mafai ona fa'amalosia e aunoa ma se fa'ai'uga a le fa'amasinoga.

E lua taunuuga e taua:

• O le notary e iai le tiute e faia se gaioiga. E tatau i se notary ona faatino le galuega ua tofia e le tulafono pe talosagaina e se vaega, vagana ai ni tuusaunoaga faatapulaa (mataupu 21 Wna).
• E leai se tasi e lagolagoina e le notary. E fa'atino tuto'atasi e le notary le ofisa ma auauna atu i mana'oga o uma vaega o le tulafono, e aunoa ma le faaituau ma le faaeteete tele (mataupu 17 Wna).

How the notary differs from a lawyer in your own country

In England, Ireland, the United States and many other countries, each side of a conveyance instructs its own partisan lawyer. A Dutch notary is the opposite: a single, neutral public officer serving the transaction rather than a party. A foreign “notary public”, who in many countries merely witnesses signatures, holds a far narrower office and is not a useful comparison.

E suʻesuʻe e le notary le pule o le fanua, saunia ma faʻamatalaina pepa o le fanua, taofia le tupe ma resitala le fesiitaiga — ae o le a le feutanaʻi i le tau, fautuaina pe saʻo le fefaʻatauaʻiga, pe galue mo oe i se feeseeseaiga.

O le tiute e logoina, ma ona tapulaʻa

O le lē faailoga tagata i lalo o le mataupu 17 Wna e o faatasi ma se tiute e faailoa atu: e tatau i le notary ona faamautinoa ua malamalama vaega taitasi i le mea e fai e le maliega ma po o a tulaga lamatia a o lei sainia — o le tiute ua lauiloa i le agaifanua Siamani-Holani o le Belehrungspflicht . Afai e vaivai se vaega, e itiiti le poto masani pe le tautala i le gagana, o lena tiute e sili atu ona faigata, ma o se notary e sainia ma le iloaina e lei malamalama se tagata faatau i se mataupu taua e lamatia ai le faasalaina ma le noataga.

Ae o le faʻailoa atu i itu uma e lua e lē o se lagolago. Afai e feeseeseaʻi moni lava le tagata faʻatau ma le tagata faʻatau atu — ona o ni mea sese na maua aʻo leʻi maeʻa, o le mamafa e sui le aso, poʻo le uiga o se tuutuuga — e tumau pea le notary i le ogatotonu. O le taimi tonu lava lea e manaʻomia ai e le tagata faʻatau se tasi e naʻo lona tiute i le tagata faʻatau.

O afea e tatau ai ona e fa'atonuina lau lava loia

• E lē masani ai le konekarate, pe o le fa'atau atu o se tagata atia'e pisinisi po'o se tagata teu tupe e fa'aaoga ana lava tuutuuga.
• O loʻo e faʻatau i se faʻatautuʻi, mai se fanua poʻo se kamupani, pe mai se faʻatau oloa o loʻo i ai i faigata tau tupe.
• O le meatotino e aofia ai se lisi o le eleele (erfpacht), lisi o se fa'amanatuga po'o se avanoa e le masani ai.
• O loʻo i ai se feeseeseaiga e uiga i mea sese, tupe teu, sala tupe poʻo aso, poʻo se avanoa e ono tupu ai se tasi.
• O le fa'atauga e a'afia ai lou tulaga nofomau, se tete'a, se faiga o meatotino fa'aipoipo po'o le tofi fa'ale-tulaga.

E fesoasoani mea e lua: e faatino e le notary le fesiitaiga, ae faamautinoa e lau loia o le maliega e tatau ona e faia.

Laasaga e lua: tiute ma le fesiitaiga

O le itu taua tele lea i le tulafono o meatotino a Holani : e vavaeese ai le matafaioi e fesiitai mai le fesiitaiga lava ia. O se fesiitaiga aloaia e manaʻomia ai se suafa aloaia, se tagata e iai le aia tatau e faʻatau atu le meatotino, ma se gaioiga aloaia o le tuʻuina atu (mataupu 3:84 BW). Mo meatotino e le mafai ona fesiitai, o le tuʻuina atu o se pepa faʻamaonia na faia i luma o se lotary tulafono faʻalemalo a Holani, sosoo ai ma le resitalaina o lena pepa faʻamaonia i resitala a le lautele (mataupu 3:89 BW).

O le koopovereenkomst , e masani ona ta'ua o se konekarate fa'atau "fa'avaitaimi", o lea e fa'atupuina ai se noataga fa'amalosia e fa'atau ma fa'atau atu. E le avea ai oe ma pule. O le "fa'avaitaimi" e fa'asesēina: a mae'a le vaitaimi malolo, e noatia atoatoa ai oe. E na'o le taimi lava e resitalaina ai le pepa o le fesiitaiga e pasi ai le pule.

Mai le ofo i le resitalaina

O le manaʻoga mo le tusitusi ma le vaitaimi e malolo ai

Afai o le tagata faʻatau o se tagata moni e le o galue i le faʻatinoina o se galuega poʻo se pisinisi, ma o le fanua ua faʻamoemoe e faʻaaogaina mo se fale nofo ai, e tatau ona tusia le faʻatauga (mataupu 7:2 BW). O le lululima, se imeli poʻo se fesuiaʻiga o WhatsApp o le a le noatia ai se tagata faʻatau.

O le aiaiga lava lea e tasi e tuʻuina atu ai i se tagata faʻatau o loʻo faʻatauina se fale se vaitaimi e malolo ai mo aso e tolu. E amata i le aso talu ona e mauaina le konekarate ua sainia, e leai se mafuaʻaga e tuʻuina atu, ma e leai se taui e totogi. E tatau ona aofia ai le itiiti ifo ma le lua aso e le o se Aso Toʻonaʻi, Aso Sa poʻo se aso malolo lautele; afai e leai, e faʻalauteleina. O le aia tatau e naʻo le tagata faʻatau, ma e amata le taimi mai le taimi na maua ai - o lea ia teu se faʻamaoniga o le taimi na oʻo atu ai le konekarate ia te oe.

Teugatupe po'o le fa'amaoniga a le faletupe

O le konekarate fa'atau fa'ata'ita'i masani e mana'omia ai le tagata fa'atau e tu'uina atu se puipuiga: o se tupe teu ( waarborgsom ) e totogi i le teugatupe lona tolu a le notary, po'o se fa'amaoniga a le faletupe ( bankgarantie ) mai se faletupe ua fa'atuina i Netherlands. I le konekarate fa'atau fa'ata'ita'i a le NVM, VBO, VastgoedPRO ma Vereniging Eigen Huis, o le aofa'i e fa'amautu i le 10% o le tau fa'atau, e tatau ona totogi i ni nai vaiaso a'o le'i mae'a. O lo'o iai fo'i i le fa'ata'ita'iga se fuaiupu fa'asalaga: o se tagata fa'atau e le fa'amae'aina e masani ona aitalafu i se aofa'iga e tutusa ma le tupe teu. Fa'afetaui so'o se tulaga tau tupe i lau taimi fa'atulagaina o mokesi.

Su'esu'ega o le suafa ma sailiga a Kadaster

O loʻo tausia e le Kadaster ni resitala faitele e faʻamaumauina ai mea moni e talafeagai ma le tulaga faaletulafono o meatotino ua resitalaina (mataupu 3:16 BW), ma o gaioiga e aʻafia ai lena tulaga e mafai ona resitalaina (mataupu 3:17 BW). O le mea lea e faʻamautinoa ai le saogalemu o le fesiitaiga a Dutch: o se mea moni e mafai ona resitalaina e leʻi resitalaina pe a resitalaina lau mauaina e masani lava e le mafai ona taofia faasaga ia te oe sei vagana ua e iloa (mataupu 3:24 BW).

E masani ona siaki e le notary:

• le suafa o le fa'atau ma le filifili o pepa o meatotino na muamua atu;
• mokesi o loʻo iai, ia e tatau ona toe faʻatauina ma faʻasaʻoloto pe a maeʻa;
• mea fa'apipi'i ma mea e faoa faamalosi (Beslagen) faasaga i le tagata faʻatau atu poʻo le meatotino;
• aia tatau e fa'aoga ai aia tatau, isi aia tatau moni, ma matafaioi tauleleia po'o matafaioi fa'asolo;
• lisi o le eleele (erfpacht): le lisi o le eleele, aso o le iloiloga ma le faaiuga o le vaitaimi;
• fa'atapula'aina o tulafono a le malo, e pei o le tulaga o se fa'amanatuga po'o fa'ai'uga fa'amalosia e le malo;
• le pepa o le vaevaega ma le mafutaga a ē ana, pe afai o le meatotino o se fale mautotogi;
• le faasinomaga, gafatia ma le tulaga faaipoipo o itu uma e lua.

E tutusa lava le tāua o mea e lē siakiina e le notary : e lē o le tulaga o le fale, le lautele o le fola, le susū, le asbestos po o faavae, pe na faʻatagaina se faʻaopoopoga seʻi vaganā ua aliali mai i totonu o resitala, po o le tau. O le tausisia o tulaga ma fuafuaga o lau matafaioi lea, e tatau ona faʻamautuina aʻo leʻi sainia le konekarate pe aofia ai i se tuutuuga.

O le teugatupe a le isi vaega ma le auala e fealua'i ai tupe

E tatau i se notary ona tausia se tasi pe sili atu foʻi teugatupe faapitoa i le igoa o le notary lava ia, faatasi ai ma le taʻua o lena tulaga, ua faʻamoemoe faapitoa mo tupe o loʻo umia mo isi (mataupu 25 Wna). O le dendengeldenrekening lea . O le tupe ua faʻatapulaʻaina: e le o le notary ma e le mafai e tagata aitalafu a le notary ona ausia. O le mafuaʻaga lea e saogalemu ai se faʻamaeʻaga Dutch e aunoa ma ni sui e teu ai tupe poʻo ni feagaiga i le va o loia feteenai.

• E tuʻuina atu e le notary se faʻamatalaga o le tala tupe (nota o le afrekening) e aofia ai le tau, lafoga fesiitaiga, totogifuapauina, tau o le resitalaina, vaevaeina o totogifuapauina o auaunaga ma lafoga i le lotoifale, ma le tupe teu.
• E te faaliliuina atu le paleni o tupe ua uma ona faamamaina mai se teugatupe i lou lava igoa, e masani lava i le aso faigaluega a o lei maeʻa; e totogi e lau tagata nono tupe le nonogatupe i le teugatupe lava lea e tasi. A aunoa ma tupe ua uma ona faamamaina e le sainia le pepa o aitalafu.
• A uma ona sainia, resitalaina ma faia se sailiga mulimuli, ona toe totogi lea e le notary le mokesi a le tagata faʻatau, totogi le tagata faʻatau ma toe totogi le lafoga fesiitaiga.

E lē totogiina le tagata fa'atau i le taimi e saini ai ae a mae'a ona fa'amaonia e le notary ua resitalaina le fesiitaiga ma e leai se mea fa'apipi'i po'o se mokesi fou ua fa'alavelaveina. O le va lea e puipuia ai oe.

O pepa o fa'amaumauga, le saini ma le gagana

A maeʻa lau konekarate, e masani ona e sainia ni pepa faʻamaonia se lua a le notarial: o le pepa faʻamaonia o le fesiitaiga ( akte van levering poʻo le transportakte ), o le tuʻuina atu e manaʻomia e le mataupu 3:89 BW, ma, afai o loʻo e nonō, o le pepa faʻamaonia o le mokesi ( hypotheekakte ) e fausia ai le aia tatau a lau tagata nonō tupe, lea e faʻatuina foʻi e le pepa faʻamaonia a le notarial (mataupu 3:260 BW) ma e amata ona iai i le resitalaina i resitala a le lautele (mataupu 3:89 BW). E oʻo atu i le itula le umi o le taimi atofaina. Aʻo leʻi sainia, e suʻesuʻe e le notarial ia pepa faʻamaonia, faʻamatalaina o latou anotusi ma taunuuga, ma tali fesili. Aumai pepa muamua o faʻamaoniga; e le taliaina ni kopi.

O se pepa fa'amaonia o le tulafono fa'a-Notaria a le malo Holani ua tusia i le gagana Holani: mataupu 42 Wna ma mataupu 43 Wna e mana'omia ai le fa'atinoina o le pepa fa'amaonia i lea gagana. Afai e le lava le malamalama o se tasi o lo'o tula'i mai i le gagana Holani, o le fesoasoani a se fa'aliliu upu ua tautō mai le resitala o fa'aliliu upu ma fa'aliliu upu ua tautō (Rbtv) ma se fa'aliliuga o le pepa fa'amaonia e mana'omia, ma o lo'o fa'amaumauina i le pepa fa'amaonia na faia lenei mea. I le fa'atinoina, o ofisa e iai le poto masani i tagata fa'atau mai fafo e tu'uina atu se fa'aliliuga Igilisi o pepa fa'amaonia muamua ma fa'atulaga se fa'aliliu upu. Fesili mo pepa fa'amaonia i ni nai aso a'o le'i o'o i le taimi. O le tusitusiga Holani o le tusitusiga fa'amaonia lea.

Saini e ala i le pule a le loia

E lē manaʻomia ona e i ai i Netherlands. E masani lava ona tuʻuina atu se pule o le loia ( volmacht ) e faʻatagaina ai se tagata faigaluega o le ofisa o le notary e saini mo oe. O le pule lava ia e masani ona sainia i luma o se notary - i Netherlands, poʻo fafo faʻatasi ai ma le faʻatagaina poʻo se apostille, e masani lava faʻatasi ai ma se faʻaliliuga faʻamaonia. Faʻatulaga i ni vaiaso aʻo leʻi oʻo i le taimi; o loʻo faʻaaogaina pea le faʻamaoniga o le tagata lava ia i lalo o tulafono o le faʻasala tupe.

Resitalaina, ma le taimi lava e pasi atu ai le pule

After signature the notary presents the deed to the public registers held by the Kadaster, normally electronically the same day; it is then processed into the Basisregistratie Kadaster, which normally takes a few working days. The Kadaster charges a fixed sum for each deed submitted; those charges are set annually by the Kadaster in its tariff regulation and published in the Staatscourant, so ask for the current figure in your quotation.

E faasolo atu le pule i le resitalaina, ae le o le saini (mataupu 3:89 BW). E amata faamamaluina le resitalaina mai le taimi tonu lava e ofoina atu ai le pepa faamaonia i le Kadaster (mataupu 3:19 BW), o le mafuaaga lea e puupuu ai le va i le va o le sainia ma le resitalaina. Ona faia lea e le notary se suesuega mulimuli a o lei tuuina atu le tupe.

Totogifuapauina, ma po'o ai e filifilia le notary

E toetoe lava o taimi uma e fa'atau atu ai fale ua iai nei kosten koper — “tau mo le tagata fa'atau”: e totogi e le tagata fa'atau le lafoga fesiita'iga ma le tau o le pepa o le fesiita'iga. Talu ai e totogi e le tagata fa'atau, e masani ona filifilia e le tagata fa'atau le notary. Aua le na'o le taliaina o le fautuaga a le sui fa'atau.

Notarial fees are not fixed by statute and vary between offices, so obtain written quotations and compare like with like. A quotation should state separately the fees for the deed of transfer and the mortgage deed, Kadaster registration charges, search costs, and any charge for translation, an interpreter or a power of attorney. Transfer tax (overdrachtsbelasting) is separate and payable to the tax authorities. The rates sit in the Wet op belastingen van rechtsverkeer and are adjusted through the annual Belastingplan: a reduced rate for a buyer who will live in the property as a main residence, a one-off exemption for qualifying young buyers within a value limit that is indexed every year, a higher rate for a dwelling the buyer will not occupy, and a separate rate for non-residential property. The Belastingdienst publishes the rates and the current value limit; check them for the year in which you complete, and see our article on lafoga fesiitaiga ma tau o le tagata faʻatau.

Afai o loʻo i ai le faʻatau i faigata tau tupe

Afai ua tele naua aitalafu a le fa'atau'oloa pe ua aga'i atu i le gaumativa, e ono lamatia ai le va i le va o le konekarate ma le fesiitaiga: e ono resitalaina e le tagata aitalafu se mea e fa'apipi'i i ai, pe fa'ailoa fo'i le gaumativa o le fa'atau'oloa, a'o le'i resitalaina lau pepa fa'amaonia — ma tu'u ai oe i se tagi fa'asaga i se fa'atau'oloa ua le mafai ona totogi lana aitalafu nai lo se fale.

O le tulafono a Holani e tuʻuina atu ai se puipuiga faapitoa: o le faʻatauga lava ia e mafai ona resitalaina i totonu o resitala a le lautele (mataupu 7:3 BW), o se laʻasaga e masani ona taʻua o le Vormerkung . A maeʻa ona resitalaina, o nisi o mea na tutupu mulimuli ane - e aofia ai mea faʻapipiʻi ma le gaumativa o le faʻatau oloa - e le mafai ona faʻauluina faasaga ia te oe mo se vaitaimi faʻatapulaʻaina faaletulafono, pe afai e mulimuli mai le fesiitaiga i totonu. E le otometi: e tatau i se notary ona faʻatulaga, e tusa ai ma tuutuuga ma tapulaʻa taimi. Afai e faʻaalia i suʻesuʻega se mea faʻapipiʻi poʻo se mokesi e sili atu i le tau, ia vave ona faʻafesoʻotaʻi se isi fautuaga.

Tulafono o le fa'asolitulafono o tupe, fa'ailoaina ma le lipotia

E sili ona faateʻia ai tagata faʻatau mai fafo. O loʻo i lalo o le tulafono a Holani e teteʻe ai i le faʻasolitulafono o tupe, le Wwft (mataupu 1a Wwft), ma e tatau ona faia le suʻesuʻega tatau a le tagata faʻatau (mataupu 3 Wwft): faʻatuina ma faʻamaonia lou faasinomaga, faʻailoaina o le pule sili e ana le kamupani pe a aʻafia ai, faʻatuina le faʻamoemoega ma le natura o le mafutaga, ma le mataʻituina o fefaʻatauaʻiga i se faʻavae faifai pea.

I le fa'atinoina, o le a fa'amalosi le notary i pepa muamua o fa'amaoniga o le tagata lava ia ma fai ni fesili e ono foliga mai e fa'alavelave: o fea e sau ai le tupe, na fa'apefea ona e fa'aputuina, aisea e taunu'u mai ai tupe mai se atunu'u po'o se teugatupe fa'apitoa, ma o ai e pulea se kamupani fa'atau. Ia fa'amoemoe e tu'uina atu fa'amatalaga a le faletupe, fa'amaoniga o se isi fa'atauga o meatotino, se pepa meaalofa po'o se fa'amaumauga o galuega. O tupe mai se isi vaega, mai fafo atu o le EU, po'o se mamanu e le'i fa'amatalaina e tosina mai ai le su'esu'ega ma fa'atuai ai le fa'amae'aina.

O loʻo iai foʻi i le notary se tiute faʻaletulafono e lipotia ai fefaʻatauaʻiga e le masani ai i le FIU-Nederland, le Dutch Financial Intelligence Unit (mataupu 16 Wwft). Atonu e le taʻuina atu e le notary ia te oe ua faia se lipoti. E leai se tasi o nei mea e patino pe mafai ona feutanaʻi: tuʻu atu i le notary se tala tusitusia o au tupe i le amataga ma o le a sologa lelei le faagasologa.

ā Law & More mafai ona fai

The notary executes the transfer; we look after your position in it. Law & More reviews the purchase contract before you sign or before the cooling-off period runs out, checks the finance and survey conditions, the deposit and the penalty clause, and advises where a ground lease, an owners’ association, a monument listing or a seller in financial difficulty complicates matters. We also act when defects, delay or a failed completion turn into a dispute. If you are buying in the Netherlands and want the documents read by a lawyer acting only for you, contact us.