With our real estate FAQ we answer frequently asked questions and give you the opportunity to inform yourself.
There are several variants for this. If you are in disputes about the value of the property (community of heirs, divorce, etc.), we strongly recommend to be evaluated by an expert. If there is a legal dispute, it must be ordered and sworn by the local IHK. In a normal sale, you should have the valuation done by an experienced real estate agent. An online evaluation can only serve as a rough estimate, a suburban visit is required in any case.
A real estate valuation by the major portals (Immobilienscout24, Immonet) takes about three minutes. You enter some parameters and immediately receive a sales price or a sales price range (after paying the fees). Problem: the indicated selling price is only a theoretical value and can deviate over 25% from the actual value. The real estate portals are sitting on tons of data that they use of course. So it uses the average prices of all similar properties that have been sold in your area in recent years (comparative value method). The current state, a rehabilitation or modernization congestion and many other factors that determine the price of the property, can not be considered. To make matters worse, that only the quotation prices of the comparative real estate are used and not the final prices, at which the real estates were finally sold. More about this: Link
You landed on a so-called broker comparison portal. After you have entered the data of your property, you have also left your contact information. This so-called "lead" is sold by the portal operators to brokers. The statement often made to convey you to the "best" broker is simply a lie. Not the best broker will call you, but someone who has paid for the mediation. "Colleagues" who participate in such business models are not exactly the adornment of our guild, which is why we should rather refrain from it. Link
An expert or reputable broker will never make a final sales estimate without having personally reviewed the property. Depending on size and condition, an on-site appointment can take anywhere from one to three hours or even longer. Added to this is the inspection and analysis of all relevant documents (construction files, permits, plans and sketches, etc.). If you do not have these completely at hand, appraisers or brokers must consult them with the responsible building authorities, for which they require a power of attorney from you. Be wary of a real estate agent who gives you an exact sale price after a short visit and no access to the file.
As a rule, the valuation by a real estate agent is free. For an expert, the costs vary. There is the possibility to charge a flat fee or at cost. Please inquire in advance of the appointment, what costs to you. With the leading real estate portals a valuation between approx. 19, - and 50, - € costs. But - as already stated - this issue should be saved.
This question is difficult to answer, as unfortunately there are still no uniform criteria. Here are some things you can research in advance and / or ask for in a personal interview.
- Does the broker have completed training as a real estate agent?
- Has he / she completed additional qualifications and further training?
- Is there a membership in the IVD?
- How long has she / he had work experience?
- Are there any references?
- What is the current real estate stock of sales and rentals?
- How many potential buyers are listed in the database?
- Which channels will the property be marketed on? (Which real estate portals, newspapers etc?).
- How is the company rated on the internet?
- For example, the company is rated at Immoscout, but why does not it publish the reviews?
- What is the appearance of the website (homepage)?
- How are the offers presented in the real estate data beacons? Are the texts meaningful, what is the quality of the photos, are floor plans in the original and therefore mostly of inferior quality or are the floor plans reworked?
It goes without saying that this list can not be exhaustive, but one should at least become suspicious if the majority of questions are answered in the negative.
A brokerage contract should always be concluded in writing, the term is usually six to eight months, but also a permanent contract is possible. In order to avoid misunderstandings in retrospect, the amount of the commission should be agreed in writing. For the commission claim of the broker (see below) is that his "activities were the cause of the sale were." As a rule, only with a broker a contract is concluded (see below), after completion, here is the fortnightly right of objection, a sale under exclusion of the broker possible, but still remains his claim for commission. For example, you have a contract with a broker, and you have 14 days from the date of the signature to file an appeal. If this period has expired, the contract is valid. Three weeks later, a neighbor comes to you and wants to buy your property. In this case, the broker has a commission claim against you, which is why it is always the cleaner way to refer the prospective buyer to the broker. Also note that the broker's claim has not expired for at least one year after the end of the contract if he can prove he has brokered the buyer.
In NRW and most federal states sellers and buyers each pay 3,57% (including VAT) of the selling price. In Berlin, Brandenburg, Bremen, Hamburg and Hesse, the buyer alone pays between 5,95 and 7,14% (including VAT). The costs are always incurred after the notarial certification, down payments on the commission should never be made. Some brokers now offer certain services as a kind of modular system. For example, you book separate individual services such as a rating, viewing appointments, preparation of a purchase contract, etc. This is clearly to be discouraged. Just one example: how should an expert visit to interested parties be made if not all the strengths and weaknesses of a property are known? It can be assumed that this system will not prevail.
Further costs are incurred for the seller only if deletions still have to be made in the land register (mortgage, registered right of residence etc.). For example: if a mortgage over 200.000, - € is deleted, 500, - will be charged to notary and land registry costs.
You can be sure, only a reputable brokerage firm will usually insist on a qualified standalone contract when selling a private property. If several companies are commissioned (general contract), the broker must accept the risk of not being paid at the end, and accordingly he will reduce his performance. In addition, the commissioned agents have no obligation to prove to the seller, as far as your activities are concerned. It is also counterproductive if the same property is offered on the Internet several times with different texts and photos. The offer is "burnt", so to speak, since every potential buyer has to assume that it is a distress sale. For commercial, special or foreign real estate, it is not uncommon for several brokers to be involved.
Absolutely! Admittedly, experienced experts or brokers will usually recognize them themselves and will also complain about missing construction documents and permits. Nevertheless, a property can have weak spots that only the resident can know. An example: the heating system is defective, which naturally does not stand out during a visit during the summer months. However, it would be fatal to leave this gap unmentioned, because the future owner must assume that the heating works. It is therefore recommended that damage to the property is usually listed in the notary contract. If it later turns out that significant deficiencies have been concealed, either a portion of the purchase price may be reclaimed or the entire sale may be reversed. This risk should not be exposed to a seller.
If possible, that should happen. However, it must be distinguished whether the property is still inhabited or empty. In both cases, it makes sense to have existing defects such as the defective heating system or damage to the roof repaired at least. The potential effort in relation to the possible yield can be calculated relatively accurately by an experienced real estate agent. What is impossible with an inhabited property, namely to remove the furniture, should necessarily take place in an uninhabited property. Example: inherited real estate. The establishment of a house that has been inhabited for fifty years is usually a deterrent to prospective buyers, as they can not identify with the nostalgic aura. In addition to the removal of all furnishings and other measures would therefore be useful. A screed looks more neutral than an old brown carpet, a white wall more friendly than a floral wallpaper from the seventies. Any measure that makes the property more neutral will often have a positive effect on the selling price. In some cases it is also worthwhile to have the property prepared or even furnished by a home staging company. For more information, see our special article on advantages and disadvantages of home staging: Link
Larger brokerage firms have a select clientele in their databases for each type of real estate. For example, for our home, we sell over 60% of all real estate to these clients, without the property ever being hired by Real Estate Scout or Immowelt. Even through virtual indoor tours, a property can be discreetly marketed. Ask what actions the brokerage firm is taking to ensure your discretion.
This question usually arises only in luxury properties in sought-after locations. Preliminary searches and, if necessary, the submission of an asset confirmation limit the risk to zero. An experienced real estate agent knows how sightseeing tourism can be avoided.
Our advice is: if it can be avoided, better not. You should trust the visiting broker, he knows your property and has the experience to make the "right tone". Since selling a property to the owner is often an emotional affair, in some cases the prospect is either "entertained" by the three-hour history of the property and all of its residents, or "hostility" to it. Here is true: especially negative emotions have lost nothing on the sales side during a tour.
As a rule, the broker compiles all relevant data and information, from which the notary draws up the purchase contract. There are also agreements such as excerpt and collection, the acquisition of equipment, etc. regulated. A draft is then sent to the buyer, seller and to the processing broker for cross-checking. If all information and other regulations discussed are approved by the parties, the notary will be held. Sellers and buyers should be present in person or be represented by a power of attorney. The notary is required by law to read the entire contract to the attendees. The buyer has the right to select a notary of his trust, in return he has to pay the cost of the notary contract (about 1,5% of the purchase price).
Basically, the sale is formally completed when the new owner has been entered in the land register. The notary supervises that all prerequisites have been fulfilled (existence of the clearance certificate of the tax office, cancellation authorization of the bank etc.) and the purchase price has been paid. From then on, the benefits and burdens of the property are transferred to the buyer. Registration in the land register takes place in a period of between four and eight weeks.