Offer Accepted on a House in the Netherlands? What Happens Next?

Your offer was accepted on a house in the Netherlands. Congratulations! After weeks of searching, viewings, and negotiations, you are finally one step closer to owning your new home.

But what happens after your offer is accepted? Do you need to sign a contract immediately? When should you apply for a mortgage? Can you still withdraw from the purchase? And how long will it take before you receive the keys?

An accepted offer is an important milestone, but there are several steps to complete before the property officially becomes yours.

At Expat Mortgage Platform, we help international buyers navigate the Dutch mortgage process. This guide explains what happens after an offer is accepted in the Netherlands, which deadlines you need to remember, and how to avoid costly mistakes.

What Happens After Your Offer Is Accepted in the Netherlands?

Once the seller accepts your offer, the home-buying process usually follows these eight steps:

1. Confirm the agreement: Check the purchase price, conditions and intended transfer date.

2. Sign the purchase agreement: Review and sign the contract, known as the koopovereenkomst.

3. Understand your cooling-off period: Private buyers normally have a statutory three-day period to cancel after receiving the fully signed contract.

4. Arrange your mortgage: Submit the necessary documents and start your formal mortgage application.

5. Complete the property checks: Arrange a valuation and, where appropriate, a building inspection.

6. Arrange the deposit or bank guarantee: Provide the security required under the purchase agreement.

7. Obtain final mortgage approval: Make sure your financing is arranged before the relevant contractual deadlines.

8. Complete the transfer at the notary: Sign the deeds, complete payment and receive the keys.

Some of these steps take place simultaneously. The exact order and deadlines depend on your purchase agreement and mortgage application.

The most important thing is to start preparing immediately, especially if your offer includes a financing condition.

Already had your offer accepted?

Book a free mortgage consultation with Expat Mortgage Platform and find out what you need to arrange before your mortgage deadline.

Step 1: Confirm the Details of Your Accepted Offer

The first thing to do after your house offer is accepted is to confirm exactly what the seller has agreed to.

The selling estate agent will normally communicate the acceptance and explain how the purchase agreement will be prepared.

Before moving forward, check the following details:

• The agreed purchase price.

• The exact property being purchased.

• The expected completion and transfer date.

• Whether your offer includes a financing condition.

• Whether you agreed on a building-inspection condition.

• Any furniture, appliances or other items included in the sale.

• The deadline for providing a deposit or bank guarantee.

• Any additional conditions agreed during negotiations.

Make sure that all important agreements are reflected accurately in the written purchase contract.

For example, if your offer was accepted subject to obtaining a mortgage of €400,000, the financing condition should correctly reflect the amount and terms you agreed upon.

Do not assume that something discussed verbally will automatically appear in the final agreement.

Is an accepted offer legally binding in the Netherlands?

For a standard residential purchase involving a private buyer, an accepted offer does not generally create a legally enforceable property purchase agreement on its own.

Dutch law requires a written purchase agreement signed by both parties.

This means that a seller verbally accepting your offer is not the same as completing a binding purchase agreement.

Before the written agreement has been signed, a private seller may generally still withdraw from the transaction.

Once both parties have signed, the situation changes. The buyer has statutory cooling-off rights, but the seller does not automatically have the same right.

This is why it is important to move promptly from an accepted offer to a properly documented purchase agreement.

Step 2: Review and Sign the Purchase Agreement

After the offer has been accepted, the selling estate agent or notary normally prepares the purchase agreement.

In Dutch, this document is called the koopovereenkomst or voorlopig koopcontract.

The second term translates to preliminary purchase contract, but the name can be misleading.

A preliminary purchase contract is a legally significant agreement. It is not simply a reservation of the property.

Once the agreement has been signed and the cooling-off period has ended, you will generally be required to complete the purchase unless a valid contractual condition or another legal ground allows cancellation.

What should you check before signing?

Read the entire agreement carefully.

Pay particular attention to:

• Purchase price and payment arrangements.

• Personal details of the buyer and seller.

• Property address and cadastral information.

• The agreed date of ownership transfer.

• Any financing condition.

• Any structural-inspection condition.

• The deposit or bank guarantee.

• Items included in the purchase.

• Special clauses concerning the property.

• Penalties for failing to fulfil contractual obligations.

Also review any supporting documents supplied with the agreement.

These may include the seller’s property questionnaire, information about renovations, the energy label and documents relating to ground lease or the homeowners’ association.

If you are buying an apartment, the Vereniging van Eigenaars (VvE) is particularly important. Its financial reserves, maintenance plans and monthly contributions can affect your future expenses and sometimes your mortgage application.

Read our VvE checklist for expats buying an apartment before proceeding.

What if the purchase agreement is written in Dutch?

Dutch property purchase agreements are commonly written in Dutch.

If you do not fully understand the language, arrange for someone qualified to explain the document before signing.

Pay particular attention to legal clauses, exclusions of liability and cancellation conditions.

A mortgage advisor can explain the financial implications, while a notary or qualified legal professional can advise on the legal meaning of contractual provisions.

Never sign an agreement simply because you have been told it is a standard contract.

Step 3: Understand the Three-Day Cooling-Off Period

One of the most important protections for private homebuyers in the Netherlands is the statutory cooling-off period.

This is called the wettelijke bedenktijd.

During this period, you can withdraw from the purchase without giving a reason and without paying compensation to the seller.

When does the three-day cooling-off period start?

The cooling-off period does not start when your offer is accepted.

It starts at 00:00 on the day after you receive the purchase agreement signed by both you and the seller.

For example:

• Your offer is accepted on Monday.

• You sign the purchase agreement on Tuesday.

• The seller signs on Wednesday.

• You receive the fully signed agreement on Wednesday.

Your statutory cooling-off period starts on Thursday.

Weekends and recognised public holidays can extend the deadline. At least two days in the cooling-off period must not be a Saturday, Sunday, or recognised public holiday, and the period cannot end on one of those days.

Therefore, the actual period may last longer than three calendar days.

You can find the detailed rules in our guide to the cooling-off period when buying a house in the Netherlands.

Can you cancel after signing the purchase agreement?

Yes, if your statutory cooling-off period is still running.

You do not need to prove that your mortgage was rejected or that something is wrong with the property.

You can simply decide not to proceed.

Make sure your cancellation reaches the seller or the person authorised to receive it before the deadline. Although the statutory cancellation is not generally subject to a specific form, written notification is strongly recommended for evidence.

Once the cooling-off period has ended, you cannot simply change your mind without potentially facing financial consequences.

You may still be protected by a financing clause or another agreed cancellation condition.

Step 4: Arrange Your Mortgage After the Offer Is Accepted

Once your offer has been accepted, arranging your mortgage becomes one of your most important priorities.

If you already spoke to a mortgage advisor before bidding, contact them immediately with the details of your accepted offer.

If you have not yet consulted an advisor, arrange an appointment as soon as possible.

A mortgage calculation or initial affordability assessment is not the same as final mortgage approval.

Your lender must still assess your financial situation, the property and the required documentation.

What happens during the mortgage application?

Your mortgage advisor will normally help you:

1. Confirm the mortgage amount you need.

2. Calculate the personal funds required for the purchase.

3. Compare suitable mortgage lenders.

4. Review mortgage interest rates and repayment options.

5. Prepare and submit your application.

6. Arrange any additional documents requested by the lender.

7. Monitor the application until the lender issues its final binding mortgage offer.

The lender assesses whether the loan meets its lending requirements.

These include your income, existing financial obligations, the property value and any relevant employment or residence conditions.

Learn more about the Dutch mortgage application process for expats.

Which documents do you need after your offer is accepted?

The exact requirements depend on your lender and personal situation.

Commonly requested documents include:

• Valid passport or identity card.

• Residence permit, if applicable.

• Employment contract.

• Recent payslips.

• Employer’s statement (werkgeversverklaring), where required.

• Information about outstanding loans and other financial obligations.

• Bank statements or other proof of available savings.

• Evidence showing the source of your personal funds.

• Signed property purchase agreement.

• Property valuation report.

Additional information may be required if you are self-employed, receive income from abroad or have a temporary employment contract.

For a more detailed overview, see our complete checklist of documents needed for an expat mortgage.

What if you are an expat with a temporary contract or foreign income?

Being an expat does not automatically prevent you from obtaining a Dutch mortgage.

However, lenders may assess certain circumstances differently.

These include:

• Temporary employment contracts.

• Income paid in a foreign currency.

• Employment with an international organisation.

• Self-employment or freelance income.

• Residence permits and immigration status.

• Income affected by the Dutch 30% ruling.

• Financial obligations outside the Netherlands.

For example, a lender may accept your income but require additional documentation or apply specific calculations when determining your maximum borrowing capacity.

The lender’s acceptance criteria can influence how quickly your application proceeds.

At Expat Mortgage Platform, we specialise in helping international buyers understand these requirements and compare suitable mortgage options.

Has your offer already been accepted?

Schedule your free initial mortgage consultation. We can help you understand your borrowing options, required documentation, and the deadlines that matter for your purchase.

Step 5: Arrange the Property Valuation and Building Inspection

After your offer is accepted, the property may need to undergo two different assessments.

These are the property valuation and the building inspection.

They serve different purposes.

Property valuation: How much is the house worth?

A property valuation is called a taxatie in Dutch.

A qualified valuer determines the property’s market value. For many Dutch mortgage applications, the lender requires a valuation report that meets its requirements.

The valuation helps determine how much money the bank can lend against the property.

In the Netherlands, a standard mortgage can generally cover up to 100% of the appraised property value, subject to your income and other lending criteria.

Certain financing arrangements for energy-saving measures allow exceptions.

What if the valuation is lower than your accepted offer?

Suppose your offer of €450,000 is accepted.

The property is then valued at €430,000.

Even if your income supports a €450,000 mortgage, the maximum regular mortgage based on the property’s value will generally be €430,000.

This creates a difference of €20,000.

You would normally need to pay that difference from your own funds, on top of the additional costs of purchasing the property.

A lower valuation does not automatically give you the right to cancel the purchase or require the seller to reduce the price.

You may be able to renegotiate, arrange additional funds or rely on an applicable contractual cancellation condition. Whether this is possible depends on your agreement and circumstances.

This is one reason why your maximum mortgage amount is not necessarily the same as your maximum bidding budget.

Building inspection: Is the house in good condition?

A building inspection is called a bouwkundige keuring.

During the inspection, a specialist assesses the physical condition of the property.

This may reveal:

• Roof defects.

• Moisture problems.

• Structural concerns.

• Outdated installations.

• Maintenance issues.

• Repairs that may be needed immediately or in the coming years.

A building inspection is especially relevant for older properties or homes that may require renovation.

Importantly, a building inspection does not automatically allow you to withdraw from the purchase.

If your purchase agreement contains a building-inspection condition, you may be able to cancel when the findings meet the specific requirements stated in that condition.

Without such a condition, your options may be more limited.

Read our detailed explanation of the bouwkundige keuring in the Netherlands.

Step 6: Arrange the 10% Deposit or Bank Guarantee

Another important step after an accepted house offer is arranging the security required under your purchase agreement.

Dutch property contracts commonly require security equivalent to 10% of the purchase price.

This is known as the waarborgsom.

For a property purchased for €450,000, the amount would be €45,000.

However, this does not mean you automatically need to transfer €45,000 as soon as the seller accepts your offer.

The purchase agreement specifies the deadline and requirements.

Option 1: Pay the deposit

You may transfer the required amount to the notary’s designated account.

The notary holds the money as security until the transaction is completed or dealt with according to the agreement.

The amount is normally credited towards the final purchase settlement.

Option 2: Arrange a bank guarantee

Instead of transferring the full amount yourself, you may be able to arrange a bank guarantee.

With a bank guarantee, an eligible financial institution provides the agreed security to the seller.

This allows you to keep your savings available until completion, although the guarantee normally involves a fee and financial obligations if it is called upon.

A bank guarantee is not the same as having the deposit waived.

The seller still receives the contractual security, but it is provided differently.

Our article on the bank guarantee versus a cash deposit in the Netherlands explains both options in detail.

Step 7: Make Sure Your Mortgage Is Approved Before the Financing Deadline

Many Dutch buyers make an offer subject to obtaining mortgage financing.

This condition is called voorbehoud van financiering.

If properly included in your purchase agreement, it may allow you to withdraw from the purchase when you cannot obtain the specified mortgage.

However, this protection has conditions and deadlines.

What happens if your mortgage is rejected?

If your mortgage application is rejected, contact your mortgage advisor immediately.

Your options depend on the purchase agreement.

If you have a valid financing condition, you may be able to cancel the purchase without the contractual penalty.

However, you must comply with the exact requirements.

These may include:

• Applying for mortgage financing in a timely and reasonable manner.

• Demonstrating that you were unable to obtain the required financing.

• Supplying the documentation specified in the agreement.

• Notifying the seller correctly before the deadline.

Some contracts require evidence of one or more mortgage rejections.

The exact number and type of documents required depend on your contract.

Do not assume that one rejected application automatically releases you from your obligations.

What if the financing deadline is approaching?

If your mortgage application is still being processed, speak with your advisor immediately.

It may be possible to request an extension from the seller.

However, the seller does not have to agree.

If an extension is approved, make sure the revised deadline is documented in writing before the original deadline expires.

Read our complete guide to buying a house with or without a financing clause in the Netherlands.

What happens if you bought without a financing clause?

Buying without a financing condition involves additional risk.

If you cannot obtain your mortgage after the cooling-off period has expired, you may still be contractually required to complete the purchase.

Failure to do so can lead to significant financial consequences.

Dutch purchase agreements often contain a contractual penalty of 10% of the purchase price for certain defaults, subject to the terms of the contract and the required procedure.

For a €450,000 property, 10% is €45,000.

This is why arranging a mortgage assessment before bidding is so important.

If you have already made an offer without a financing condition, contact your mortgage advisor as soon as possible.

Step 8: Complete the Purchase at the Notary and Receive Your Keys

Once your financing has been approved and the remaining conditions have been satisfied, you can prepare for the final property transfer.

In the Netherlands, the legal transfer takes place through a civil-law notary.

The notary prepares the necessary documents and coordinates the financial settlement.

What happens before the notary appointment?

Before completion, you normally receive a financial statement showing the amounts due.

This is often called the nota van afrekening.

It includes the purchase price and relevant transaction costs, taking account of your mortgage funds, deposit and personal contribution.

You will need to make sure that any funds you must provide are available to the notary in time.

You should also arrange your buildings insurance so that the property has the required cover from the moment responsibility passes to you.

If you are buying an apartment, check whether the VvE already provides the necessary buildings insurance.

Final inspection of the property

Shortly before the notary appointment, you normally have a final inspection of the house.

This is an opportunity to check that the property is being delivered in the agreed condition.

During the inspection, check:

• Whether the property is in the expected condition.

• Whether agreed repairs have been completed.

• Whether the seller has removed the required belongings.

• Whether included fixtures and appliances are still present.

• Whether any new damage has occurred.

• Whether the meter readings have been recorded correctly.

If something is wrong, discuss it with the selling agent and notary before proceeding with the transfer.

What happens at the notary?

At the notary, you normally sign two important documents.

1. Deed of transfer (akte van levering)

This is the legal document used to transfer ownership of the property.

2. Mortgage deed (hypotheekakte)

This establishes the mortgage lender’s security right over the property.

The notary manages the transaction, completes the required checks and arranges registration with the Dutch Land Registry.

Once the legal transfer has been completed, you receive the keys and officially become the owner.

If you do not understand Dutch sufficiently, an interpreter may be required at the notary.

Read more about the deed of transfer in the Netherlands.

How Long Does It Take From an Accepted Offer to Receiving the Keys?

There is no fixed period between an accepted offer and receiving the keys.

The timeline depends on the agreed transfer date, your mortgage application, the property’s circumstances, and the availability of the parties involved.

The following example illustrates the usual sequence.

These stages may overlap.

A straightforward mortgage application with complete documentation may progress relatively quickly.

A more complex application involving foreign income, self-employment or additional lender requirements may take longer.

The seller’s preferred transfer date can also influence the process.

For a broader overview, read our Dutch home-buying timeline for expats.

What Costs Should You Expect After Your Offer Is Accepted?

The purchase price is not the only amount you need to consider.

After your offer has been accepted, you may encounter several additional expenses.

These include:

• Property valuation fees.

• Mortgage advice and arrangement costs.

• Notary and Land Registry fees.

• Transfer tax, unless an exemption applies.

• Building-inspection costs.

• Bank guarantee fees.

• Purchasing agent fees, if applicable.

• National Mortgage Guarantee costs, if applicable.

• Translation or interpreter costs.

• Insurance and moving expenses.

You may also need personal savings to cover any difference between your accepted offer and the appraised market value.

Most additional purchase costs cannot simply be added to a regular mortgage when the loan is already at the permitted property-value limit.

Your total savings requirement will therefore depend on the purchase price, valuation, tax position and services involved.

Read our guide to the costs of buying a house in the Netherlands to understand the expenses you should budget for.

What Should You Do If Something Goes Wrong After Your Offer Is Accepted?

Even with good preparation, problems can occur between offer acceptance and the final transfer.

The most important thing is to act before the relevant deadlines.

Your mortgage application is taking longer than expected

Contact your mortgage advisor and establish which documents or decisions are outstanding.

If necessary, ask whether the seller would agree to extend the financing deadline.

Do this before the current deadline expires.

The valuation is lower than expected

Ask your mortgage advisor to calculate the resulting financing gap.

You may need to contribute additional savings or discuss the situation with the seller.

Check whether your purchase agreement provides any relevant cancellation rights.

The building inspection reveals expensive repairs

Review the findings and the wording of your building-inspection condition.

If the condition applies, you may have the right to cancel in accordance with the contract.

You may also be able to negotiate with the seller, but the seller is not automatically required to reduce the price.

You change your mind about buying the property

First, check whether your statutory cooling-off period is still running.

If it has ended, review your contractual cancellation conditions and seek appropriate advice before taking action.

The seller wants to change the agreement

Do not assume that agreed terms can be changed unilaterally once the purchase agreement is binding.

Ask your estate agent or notary to review the requested change.

Any mutually agreed amendment should be recorded properly.

Checklist: What to Do After Your House Offer Is Accepted

If your bid has just been accepted, use this checklist to keep track of the most important tasks.

Immediately after acceptance

• Confirm the agreed purchase price and conditions.

• Confirm the intended transfer date.

• Contact your mortgage advisor.

• Request the draft purchase agreement.

• Check the financing and building-inspection conditions.

• Review the property information provided by the seller.
  
  

Before and shortly after signing

• Have the purchase agreement checked if anything is unclear.

• Verify that all agreed conditions are included.

• Sign the purchase agreement when you are satisfied with its terms.

• Record when you receive the agreement signed by both parties.

• Calculate and record your cooling-off deadline.

• Confirm the financing and deposit deadlines.
  
  

During your mortgage application

• Submit the required documents.

• Arrange the property valuation.

• Arrange a building inspection if appropriate.

• Confirm how much personal money you need.

• Arrange your deposit or bank guarantee.

• Monitor the progress of your mortgage application.

• Obtain your final mortgage offer.

• Resolve any outstanding financing conditions before their deadlines.
  
  

Before receiving the keys

• Review the notary’s financial statement.

• Transfer your required personal funds in time.

• Arrange or verify buildings insurance.

• Arrange a final property inspection.

• Check whether an interpreter is needed.

• Sign the documents at the notary.

• Receive the keys.
  
  

Frequently Asked Questions About an Accepted House Offer in the Netherlands

My offer was accepted on a house. What should I do first?

First, confirm the agreed purchase price, conditions and transfer date. Then contact your mortgage advisor and review the purchase agreement before signing. Pay particular attention to your financing deadline, cooling-off period and any building-inspection condition.

Bod geaccepteerd, en nu? What does this mean?

Bod geaccepteerd, en nu? is Dutch for “My offer was accepted, now what?”

It refers to the steps you need to take after a seller accepts your offer on a house. These typically include signing the purchase agreement, arranging your mortgage, completing the valuation, meeting the contractual deadlines and preparing for the transfer at the notary.

Is my offer legally binding after the seller accepts it?

For a standard residential purchase by a private buyer, an accepted offer alone is generally not enough to create an enforceable purchase agreement. The written purchase agreement must be signed by both parties. After signing, the buyer has a statutory cooling-off period. Other contractual cancellation conditions may also apply.

Can the seller withdraw after accepting my offer?

In a standard private residential sale, the seller may generally still withdraw before the required written purchase agreement has been signed by both parties.

Once the agreement has been signed, the seller does not automatically have the same statutory cooling-off rights as the buyer.

The exact legal position can depend on the parties and circumstances.

How long do I have to arrange my mortgage after my offer is accepted?

There is no single legal mortgage-approval deadline that applies to every Dutch property purchase.

Your purchase agreement may contain a specific financing deadline. This determines when you must satisfy the contractual requirements or, where applicable, invoke the financing condition.

Check this date carefully with your mortgage advisor.

Can I withdraw from buying a house after my offer is accepted?

If the written purchase agreement has not yet been concluded, a private buyer generally has more flexibility to withdraw.

After signing, you may cancel during the statutory cooling-off period without giving a reason.

Once that period has ended, cancellation normally requires an applicable contractual condition, mutual agreement or another valid legal ground.

What happens if my mortgage is rejected after my offer is accepted?

If you have a valid financing condition and comply with its requirements, you may be able to cancel without the contractual penalty.

Without that protection, you may still be required to complete the purchase. Failure to do so can lead to significant financial consequences.

Contact your mortgage advisor immediately if you receive a rejection.

Do I need to pay 10% immediately after my offer is accepted?

No. You do not automatically have to transfer 10% immediately after acceptance.

Many Dutch purchase agreements require a deposit or bank guarantee equal to 10% of the purchase price, but the deadline is specified in the agreement.

You may be able to arrange a bank guarantee instead of transferring the full deposit.

What is the difference between “under offer” and “sold subject to conditions”?

Under offer generally indicates that an offer or negotiation is being considered, but the transaction has not necessarily progressed to a signed purchase agreement.

Sold subject to conditions usually indicates that a sale has been agreed while certain contractual conditions remain outstanding.

However, property-listing labels do not determine the legal status of a transaction. The actual purchase agreement is what matters.

Can I buy a house in the Netherlands without a permanent employment contract?

Yes, obtaining a mortgage without a permanent employment contract can be possible.

Dutch lenders may accept temporary contracts, certain forms of flexible employment and other income arrangements.

The available mortgage amount and required evidence depend on your personal circumstances and the lender’s criteria.

How long after my offer is accepted will I get the keys?

The timing depends on the transfer date agreed in your purchase agreement.

The mortgage application, valuation, contractual conditions and notary arrangements must be completed in time for that date.

The process commonly takes several weeks or longer, but there is no guaranteed standard timeframe.

Do I need a building inspection after my offer is accepted?

A building inspection is not automatically mandatory for every purchase.

However, it can help identify problems and repair costs, particularly when purchasing an older property.

Whether the findings allow you to cancel the purchase depends on the conditions agreed in your purchase contract and any other applicable rights.

Can I change mortgage lenders after my offer is accepted?

Yes, you may still compare or change lenders, provided you can meet your contractual deadlines and other obligations.

Switching lenders may require a new application and additional processing time.

Discuss the timing with your mortgage advisor before making changes.

Your Offer Was Accepted. Let Expat Mortgage Platform Help You With the Next Steps

Having your offer accepted is exciting, but the period between acceptance and the final transfer involves important financial decisions.

Your mortgage application needs to be completed correctly, your deadlines must be monitored and you need to understand how much personal money is required.

At Expat Mortgage Platform, we specialise in independent mortgage advice for international homebuyers in the Netherlands.

We can help you:

• Understand your mortgage possibilities after an accepted offer.

• Compare suitable Dutch mortgage lenders.

• Determine the mortgage amount and personal funds required.

• Prepare your mortgage application and supporting documents.

• Understand the financial implications of your purchase conditions.

• Work towards mortgage approval before your contractual deadline.

You do not need to figure out the Dutch mortgage process on your own.

Has your offer just been accepted?

Book your free mortgage consultation with Expat Mortgage Platform.

Tell us about your accepted offer, your expected transfer date and your mortgage situation. We will help you understand your financing options and the next steps.

Your first consultation is free and without obligation.