The Sales Contract For House (koopovereenkomst) is a fundamental legal document used in Dutch property transactions to formalize the agreement between a property seller and buyer. This document is typically used when parties have agreed on the principal terms of a residential property sale in the Netherlands and need to document their agreement in a legally binding format. It includes essential information such as property details, purchase price, completion date, and any special conditions. While the initial contract can be signed privately, Dutch law requires the final transfer to be executed through a notarial deed. The document usually follows standardized formats commonly accepted in the Dutch real estate market but can be customized to address specific requirements of the transaction. It serves as the foundation for the subsequent notarial transfer deed and is crucial for securing mortgage financing and completing property registration.
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1. Parties: Identification of the seller(s) and buyer(s) with full legal names, addresses, and marital status
2. Background: Context of the sale and brief description of the property being sold
3. Definitions: Key terms used throughout the agreement including Property, Completion Date, Purchase Price, and Transfer Deed
4. Property Description: Detailed description of the property including address, land registry details, and included fixtures and fittings
5. Purchase Price: The agreed purchase price, payment terms, and deposit arrangements
6. Transfer of Ownership: Details of when and how ownership will be transferred, including the role of the notary
7. State of the Property: Description of the property's condition, known defects, and as-is provisions
8. Use of the Property: Current and permitted use of the property, including zoning restrictions
9. Transfer and Costs: Allocation of transfer costs, taxes, and notary fees between parties
10. Completion Date: Agreed date for transfer of ownership and completion requirements
11. Risk and Insurance: Transfer of risk and insurance obligations
12. Seller's Warranties: Standard warranties about property ownership, encumbrances, and disputes
13. Buyer's Warranties: Warranties regarding financing and ability to complete purchase
14. Default and Termination: Consequences of breach and termination rights
15. Notices: How formal communications between parties should be made
16. Governing Law: Confirmation of Dutch law governance and jurisdiction
17. Execution: Signature blocks and execution requirements
1. Mortgage Condition: Include when buyer requires mortgage financing to complete the purchase
2. Building Inspection: Include when buyer wishes to conduct a building inspection before completion
3. Asbestos Clause: Include for properties built before 1994 where asbestos might be present
4. Ground Lease: Include when property is subject to ground lease (erfpacht)
5. Occupancy Status: Include when property is currently tenanted or has specific occupancy arrangements
6. Environmental Conditions: Include when there are known environmental issues or investigations needed
7. Monument Status: Include when property is a listed building or monument
8. Renovation Clause: Include when buyer plans significant renovations requiring permits
9. NVM Conditions: Include when using standard NVM (Dutch Association of Real Estate Agents) conditions
1. Schedule 1 - Property Details: Detailed description of the property including cadastral details and floor plans
2. Schedule 2 - Fixtures and Fittings List: Itemized list of included and excluded fixtures and fittings
3. Schedule 3 - Disclosed Documents: List of all documents provided by seller during due diligence
4. Schedule 4 - Special Conditions: Any special conditions or arrangements specific to this sale
5. Appendix A - Energy Performance Certificate: Current energy performance certificate for the property
6. Appendix B - Land Registry Extract: Recent extract from the Land Registry showing ownership and encumbrances
7. Appendix C - Building Permits: Copies of relevant building permits and certificates
8. Appendix D - Property Photographs: Dated photographs showing current condition of the property
Relevant legal definitions
Agreement
Property
Transfer Date
Completion Date
Purchase Price
Deposit
Transfer Deed
Notarial Deed
Notary
Land Registry
Cadastral Registration
Seller
Buyer
Business Day
Fixtures and Fittings
Ground Lease
Mortgage Deed
Building Inspection
Energy Performance Certificate
Municipality
Permitted Use
Transfer Tax
Registration Fee
Notarial Costs
Completion Statement
Due Diligence Period
Material Adverse Change
Encumbrances
Title Deed
Erfpacht
Vereniging van Eigenaren
NVM Conditions
Existing Tenancies
Environmental Permits
Building Permits
Warranty
Force Majeure
Completion Requirements
Transfer Requirements
Signing Date
Property
Transfer Date
Completion Date
Purchase Price
Deposit
Transfer Deed
Notarial Deed
Notary
Land Registry
Cadastral Registration
Seller
Buyer
Business Day
Fixtures and Fittings
Ground Lease
Mortgage Deed
Building Inspection
Energy Performance Certificate
Municipality
Permitted Use
Transfer Tax
Registration Fee
Notarial Costs
Completion Statement
Due Diligence Period
Material Adverse Change
Encumbrances
Title Deed
Erfpacht
Vereniging van Eigenaren
NVM Conditions
Existing Tenancies
Environmental Permits
Building Permits
Warranty
Force Majeure
Completion Requirements
Transfer Requirements
Signing Date
Clauses
Property Description
Purchase Price
Payment Terms
Transfer of Title
Completion Requirements
Property Condition
Warranties
Due Diligence
Environmental
Notarial Requirements
Registration
Insurance
Risk Transfer
Default
Termination
Force Majeure
Assignment
Notices
Governing Law
Dispute Resolution
Costs Allocation
Tax Provisions
Mortgage Conditions
Building Inspection
Title Search
Occupancy Rights
Representations
Compliance
Planning and Zoning
Execution
Amendment
Severability
Entire Agreement
Third Party Rights
Survival
Time of Essence
Purchase Price
Payment Terms
Transfer of Title
Completion Requirements
Property Condition
Warranties
Due Diligence
Environmental
Notarial Requirements
Registration
Insurance
Risk Transfer
Default
Termination
Force Majeure
Assignment
Notices
Governing Law
Dispute Resolution
Costs Allocation
Tax Provisions
Mortgage Conditions
Building Inspection
Title Search
Occupancy Rights
Representations
Compliance
Planning and Zoning
Execution
Amendment
Severability
Entire Agreement
Third Party Rights
Survival
Time of Essence
Relevant Industries
Real Estate
Banking and Finance
Legal Services
Construction
Insurance
Property Development
Urban Planning
Residential Housing
Professional Services
Relevant Teams
Legal
Real Estate
Property Management
Residential Sales
Compliance
Risk Management
Property Development
Conveyancing
Contract Administration
Customer Relations
Relevant Roles
Real Estate Agent
Notary
Property Lawyer
Mortgage Advisor
Property Manager
Legal Counsel
Conveyancer
Real Estate Developer
Housing Association Manager
Property Investment Manager
Compliance Officer
Real Estate Transaction Manager
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