Make an offer on a house

When am I negotiating?
You are only negotiating with the selling party if they respond to your offer by:

Making a counter offer.
Explicitly state that you are in negotiations.
So you are not yet negotiating when the selling agent says that he will discuss your offer with the seller.

How does the bidding process work in an overheated market, where there is little supply and a lot of demand?

Sometimes there are so many interested parties for a property that it is difficult to determine who the best buyer is. The seller may decide, whether or not on the advice of his broker, to conduct the sale through a bidding process by tender. In this case all interested parties are given the opportunity to submit a final bid. A highest bid does not necessarily mean the person will be awarded the property, the seller may consider a certain dissolution clause important. The selling party reserves the right of award   

This means that the seller may determine for himself whether the price offered, in combination with (any) conditions, is sufficient to proceed with the sale and that he is not obliged to award and/or award to the person with the highest/most favorable bid to sell.

In the negotiation, the broker must be transparent about the way in which it takes place. The broker should then also follow the rules that have been communicated to all parties in advance. The broker must act independently in this process. Guidance from a purchasing agent is recommended.

I am in negotiations and the estate agent continues with viewings, that is not allowed, is it?

The seller decides to whom he allows the propertt to be viewed, what offer he accepts and under what conditions. The buyer buys from the seller and not from his broker. The selling agent only represents the interests of the seller.

Only when the deed of sale is signed by both parties is the sale fixed.Until then, the seller may still negotiate, acecept bids and arrange viewings with anyone at the same time

Is it allowed to bid against each other?

As long as an NVM broker explains the bidding process, this is allowed. It is also in accordance with the Code of Honor, which states that an NVM broker must be transparent.

If I offer the asking price, does the seller have to sell the house to me?

No, the seller is not obliged to sell the house to you. The Supreme Court has determined that the asking price must be seen as an invitation to make an offer.

Even if you offer the asking price or more, the seller can decide whether or not to accept your offer, or make a counter-offer (via his real estate agent).

Can the seller change the asking price of a house during negotiations?

Yes, the seller can decide to increase or decrease the asking price. In addition, as a potential buyer you also have the right to lower your offer during negotiations. As soon as the selling party makes a counter-offer, your offer expires

May an NVM real estate agent charge an exorbitant and unrealistically high price for a home?

The seller decides in consultation with his NVM estate agent at what price he wants to sell his home. The buyer can negotiate the price, but the seller decides.

Should the estate agent be the first to negotiate with me if I am the first to make an appointment for a viewing? Or if I am the first to make a bid?

No, this is not necessary. The seller determines together with the selling agent with whom he or she will negotiate. As a buyer, ask the selling agent in advance about the sales procedure used to avoid disappointment

My offer was accepted (verbally) and we discussed everything and now someone has made a higher offer. Is that allowed?

Yes that is allowed. There is only a legally valid agreement if both parties have signed it, this is called the written requirement. At that time, the purchase is confirmed for the seller and the buyer still has 3 days' reflection period to cancel  the agreement without giving reasons. An acceptance by email or WhatsApp is not legally valid.