When selling a house, the seller typically only pays the costs for discharging the mortgage. The remaining notary costs — such as the deed of transfer and the mortgage deed for the buyer — fall under “buyer’s costs” and are the buyer’s responsibility. In most cases, notary costs for sellers are therefore limited. In this article, we answer the most frequently asked questions about notary costs when selling a home.
Who pays the notary when selling a home?
When selling a home, the buyer pays the majority of the notary costs. These include the costs for the deed of transfer (the conveyance of ownership) and the mortgage deed. In principle, the seller is only responsible for the costs of discharging their own mortgage, if one is still registered against the property.
This system is standard practice in the Netherlands and is reflected in the term “buyer’s costs” (k.k.). When a property is listed with this designation, buyers know that in addition to the purchase price, they are also responsible for transfer tax, notary costs for the deed of transfer, and the costs of the mortgage deed.
As a seller, you therefore have relatively few direct notary costs. Even so, it is useful to know which costs you will be facing, so you are not caught off guard when the final settlement arrives.
Which notary costs are the seller’s responsibility?
As a seller, you will in most cases only pay the costs for discharging your mortgage, also known as a mortgage release. This is a legally required action carried out by the notary once your mortgage is repaid using the proceeds from the sale.
Other costs that may be the seller’s responsibility:
- Mortgage release costs: the fee for removing the mortgage from the Land Registry.
- Any early repayment penalty: if you repay your mortgage earlier than contractually agreed, the lender may charge a penalty fee. These are not notary costs, but they are an expense that arises at the point of sale.
- Power of attorney costs: if you are unable to attend the notary appointment in person, a power of attorney can be drawn up. This incurs additional costs.
All other notary costs — such as the deed of transfer and the buyer’s mortgage deed — are the buyer’s responsibility. As a seller, you are not liable for these unless otherwise agreed in the purchase agreement.
How much does a notary cost when selling a home?
Notary costs for the seller are limited and consist primarily of the mortgage release fee, which typically ranges from €150 to €400, depending on the notary and the complexity of the mortgage situation. If multiple mortgages are registered against the property, a separate release fee applies for each one.
For comparison, the total notary costs for the buyer can quickly add up to €1,500 to €3,000 or more, depending on the purchase price and the chosen notary. As a seller, your costs are therefore considerably lower.
Bear in mind that notaries set their own fees. It is therefore always worth requesting quotes from multiple notaries before making a decision. When comparing, look not only at the price, but also at the quality of service and availability.
What is a mortgage release and what does it cost?
A mortgage release is the official removal of a mortgage from the Land Registry. When you sell your home and the mortgage is repaid using the sale proceeds, the notary is required to record this. Without a formal release, the mortgage remains officially registered against the property, which causes problems for the new owner.
The cost of a mortgage release typically falls between €150 and €400. This amount covers the notary’s own fee and the Land Registry registration costs. The exact price varies by notary and may be higher in more complex mortgage situations, such as a second mortgage or a leasehold arrangement.
The mortgage release is automatically handled as part of the sales process. The notary arranges this on the day of transfer, ensuring the buyer receives a mortgage-free property. The costs are settled through the notarial statement of account that you receive as the seller.
Can you negotiate notary costs as a seller?
Yes, as a seller you can negotiate the level of notary costs, though the room to do so is limited. Notaries set their own fees and there is no legally fixed rate. This means you can compare quotes and sometimes negotiate a discount, especially if you are using the same notary for multiple services.
What you can do as a seller:
- Compare quotes: request a quote from at least three notaries and compare the total costs, including Land Registry fees.
- Ask for a package discount: if you are also buying another property or having multiple deeds drawn up by the same notary, you may be able to negotiate a reduced rate.
- Request transparency: ask the notary for an itemized quote so you know exactly what you are paying for.
Do keep in mind that with “buyer’s costs,” the buyer has the right to choose the notary. As a seller, you generally have no say in this unless otherwise agreed. However, for your own mortgage release costs, you are free to choose your own notary.
When are notary costs settled during a sale?
Notary costs are settled on the day of the transfer of ownership, also known as the completion date. On that day, the notary draws up a financial statement of account on which all costs and proceeds are settled, including the mortgage release costs for the seller.
In practice, this works as follows: the buyer pays the full purchase price to the notary. The notary deducts the outstanding mortgage balance, pays the mortgage release costs and any other settlement items, and transfers the remaining amount to the seller. This entire process takes place on a single day.
As a seller, you will receive a draft statement of account from the notary in advance, so you know exactly what you will receive net. Always review this statement carefully and ask for clarification if anything is unclear. Pay particular attention to the following items:
- The sale price minus the outstanding mortgage balance
- The mortgage release costs
- Any early repayment penalty from the lender
- The estate agent’s commission (if not already paid)
- Other settlement items, such as outstanding homeowners’ association contributions
How we help you sell your home
Selling a home involves more than setting a price and waiting for offers. From the valuation and marketing strategy to the negotiations and the final transfer at the notary — every step requires the right approach.
At Urban Homies, we guide you through the entire sales process. We do this with:
- A realistic valuation based on current market data in your area
- Professional presentation with photography and a tailored listing
- Active support during viewings, negotiations, and the purchase agreement
- End-to-end aftercare through to the notary, including assistance with the settlement and transfer
Want to know what your home is worth or how we approach your sale? View our sales process or get in touch directly for a no-obligation conversation.
