Please note, this article is written with a focus toward the German market, but very similar rules apply everywhere.

Building Project: High Energy Prices Make Changeover Easy

With Lukinski at your side, it takes only a few steps to your own home. We support you in buying real estate or find suitable prospective buyers for your new building project. Would you like to get in during the construction phase or would you like to join us? Lukinski is your competent partner in all real estate questions. Throughout Hesse and Rhineland-Palatinate we are well informed about large and small new building projects. Should your future home be particularly child-friendly or have extremely convenient transport connections? Write to us so that we can present suitable projects to you.

With high additional costs, many tenants are considering a new building project. The new building projects are equipped with the most modern technical heating and water supply systems, which reduces the additional costs. Environmental protection and sustainability are also very important for many projects. In your new home you should feel comfortable and at the same time be able to show consideration for the environment.

Free standing or row housing?

All designs have their advantages. A row house convinces with a particularly favorable square meter price, the free-standing single or multi-family house with much garden and clearance for new ideas. If you are looking for a condominium, we have numerous very attractive new building projects on offer. Close to the city, downtown locations or in the bacon belt – we will find the right apartment for you.

Real estate as capital investment: special

• Part 1: Classical or exotic investment – Which real estate is suitable as capital investment?
• Part 2: Real estate as capital investment – What do I have to pay attention to?

Developer: Exclusive Network

Apartment building: Modernization

Prefabricated elements: Prefabricated house made of elements

New construction of apartment buildings and commercial units: Land development

Construction Financing: Comparison and Tips

An important and for many building owners tricky question is the construction financing. Almost everyone who wants to buy or build a property has to use borrowed funds. Thus the real estate financing stands in the room, with which we can advise you however comprehensively and seriously. In any case it is worthwhile to obtain offers from several banks. The calculation of the individual options is crucial, but the offers cannot always be compared at first glance. Our experts are also available to provide you with advice and support for long-term and successful real estate financing. Trust in Lukinski!

Once the right new construction project is considered, a suitable credit institution must ensure the long-term and sustainable financing. The be-all and end-all when buying real estate or building a house is the financing. The right construction financing is viable and can be operated in the long term. New construction projects are basically objects that credit institutions are happy to finance. The building fabric is good and the location is usually promising. New construction projects are usually also suitable as an investment or retirement provision. Often their price increases, as does the demand in the region. In addition, there are various state subsidies to make it easier for citizens to create property. These include the KFW loans from the Kreditanstalt für Wiederaufbau (Reconstruction Loan Corporation), but regional grants from municipalities and states are also possible. The focus of our expertise lies in the regions of Hesse and Rhineland-Palatinate. Therefore, we are also familiar with the regional differences and many of the funding opportunities in rural and urban areas.

Questions for the professionals – Building description and the house type

Make sure to have the building specifications of the new building project checked by an expert. It regulates which services the contractor has to provide. The specifications should neither be vaguely formulated nor should they be too expensive. Services that are not part of the building description can be associated with high additional costs as well as construction delays. It is advisable to have the building specifications checked by a third party. Please contact us if you need help with this. It is also worth taking a look at the building specifications for the construction method. Is it a solid construction, a wooden house or a prefabricated construction. Each type of house and building has its special characteristics, which must fit the buyer.

Also as capital investment the new building real estates become ever more popular. The high level of equipment and building substance, together with an excellent residential area promise a long-term increase in value. The tax burden is reduced for new building projects and in many cases there is also financial support from the state and local authorities. New building projects are designed with increased security aspects in mind, so that high returns can be achieved in the long term.

Urban Planning Creates Space for New Construction Projects

The increasing population growth is being absorbed by the conurbations with the corresponding urban planning. The target groups sought by the municipalities can differ significantly for each new construction project. Nursing home places will be created that fall into the category of social housing. The allocation is usually made by offices and authorities.

Ambitious new construction projects, on the other hand, pursue a social policy to enable fellow citizens with low incomes to live in a central location. In some cases, the city also provides favorable loans for such properties.

Upscale new construction projects are often located in selected residential areas of the city or directly in the city center. They may well be luxury housing estates, with spectacularly designed and high-priced fittings.

New Construction Projects in Outlying Districts

With the increasing transport connections and also with a view to the increased creation of home jobs, it is worthwhile looking for low-cost new building projects in rural areas or in the outskirts of the city. The purchase prices per square meter of living space are usually significantly lower than in the densely built-up and central districts of the city. However, it is precisely this advantageous offer that is hotly contested by buyers. Let us know your ideas so that we can present you with suitable new building projects.

In addition to the significantly lower land prices, the new construction projects on the outskirts of the city offer further advantages. With the distance to the conurbation, the unspoiled nature increases. Adjoining lakes and rivers can be paddled and swum through, and the range of leisure activities on offer is increasingly being expanded. The medical sector is also adapting to the increased demand from senior citizens. Delivery services and home support are well integrated in many rural areas.

Infrastructure was Yesterday

Although proximity to the city is still the preferred residential district, employers are creating new opportunities for housing through decentralization and the creation of home offices. At the same time, excellent public transport connections are being created, and existing routes are increasingly being expanded. The less frequently people have to travel to the city for work and shopping, the more attractive locations in the surrounding area become. Smaller cities often score well with a more affordable supply of living space, but even more so are the extensive leisure facilities, the surrounding nature and good schools that attract homeowners. Lukinski’s new building projects in the countryside are also interesting for senior citizens. They offer peace and quiet and the possibility for walks. Excellent local hospitals and medical support characterize many rural regions in Hesse and Rhineland-Palatinate. There are many good reasons for choosing peripheral locations – not only in old age. Allow yourself sufficient time when choosing your new building project. Check the offers of Lukinski – your house sale, so that you can discover the perfect home for yourself. We will gladly help you and make appropriate suggestions.

Exactly right: new building projects for your taste

Your new building projects are as diverse as the developers and investors. The conventional standards have long been abandoned, even architecturally prepared. Great importance is attached in many places to environmentally friendly and sustainable construction. Modern heating technology, electricity and water supply are much sought after by prospective buyers. The offer is available and can be integrated both in new building projects in country house style and in modern constructions with glass facades. Stone floors and bathrooms clad with natural stone are in trend. Buyers often prefer higher quality fittings to a location close to the city.

Architecture Planning

Practical work: Project development and property developer

With Lukinski to your new home

Have we aroused your interest? Then send us a short message so that we can discuss your new building project for the first time. We would be pleased to send you informative exposés on the available new building projects. In many residential projects, houses and apartments are built in a wide variety of sizes and with a variety of features. Contact Lukinski with confidence to discover the perfect form of living.

The layout of the rooms in the new building projects is also designed to suit every form of living – whether single or family, you will feel at home in the new building project. If you wish a balcony or a first floor apartment with terrace – our experts from Lukinski – Lukinski will be happy to send you a meaningful exposé. We are looking forward to your message!

Divorce and real estate: The most important questions and answers

Whatever type of property you have to sell after your divorce: It depends on the location. When selling an apartment, selling a house, selling a plot and even more so when you are looking to sell multi-family houses. The location of your real estate is a decisive valuation factor. So is the substance and the equipment. Selling privately means accepting risks and making mistakes. From property valuation, contracts, taxes and costs.

If a divorce leads to the sale of a house, you should be well informed accordingly.

You are in the process of divorce or would like to file for divorce? Ideally, you have the opportunity to discuss the separation sensibly and objectively with the partner to be divorced? Then the question arises: Who owns what? If you own a joint property such as a house, you should now ask yourself: who owns the house and how can it be divided after the divorce?

If you live in a house together for years, you usually don’t ask yourself: who actually owns it? Living together also suggests a common house and there is rarely another “mine” and “yours”, but often an “ours”. Since the interior decoration was also usually chosen according to the ideas and wishes of both spouses, the feeling of togetherness is enormously strengthened.

Topic divorce: Articles and guides

Before we go into detail – into the sale – here are more detailed articles about divorce and house sale or apartment sale.

Facts and figures: Children, procedure and maintenance

• Hardness case separation
• Manage real estate
• Pension entitlement
• Divorce with child
• Divorce proceedings
• Subsequent divorce agreement
• Divorce law
• Maintenance

Life: Reasons, year of separation and change of name

• Living apart
• Change of name
• Grounds for divorce
• Year of separation

Foreword – Free tip? Yes!

All my tips in this guide are free of charge for you. As real estate brokers, we broker real estate from 1 million Euro sales value under the category luxury real estate. We give you here gladly Tipps and cheat for your sales, free of charge, in detail and step by step explained. Please also pay attention to our links, here you will find more detailed information on the individual topics. Should you wish to sell your property with us: Do you know what our unbeatable advantage is? We independently reach more than 250,000 readers per month, which means 3 million people per year. We are independent from common real estate portals and reach a solvent, special target group. In addition, we offer internal buyer groups and investors in our Off Market area, to whom you have no access via usual offers. Read more here: Real Estate Agents.

Who owns the house / condominium ?

If a married couple decides now however no more together to live and divorce to want, it is unimportant, which feeling developed, but the facts are regarded. Crucial for it, to whom the house belongs, is always the entry in the land register. In the land register you will always be able to find the owner who was registered when the property was purchased. If you are registered there alone, you are automatically the sole owner of the property. A registered sole owner is usually chosen if the purchase was made before marriage, for example, or if there were certain advantages to registering only one spouse. If there is only one sole owner in the land register, it is legally very clear who owns the property. Nevertheless, the other spouse is not simply thrown out of the house, even if the registered sole owner has a power of instruction that allows him/her to ask the other spouse to move out of the house. This request to move out is connected with a granted time, which must be granted to the moving out partner. In addition, the sole owner must bear the costs of the move. Furthermore, the non-owner can be granted a right of residence, which can also be limited.

Two owners: Proposed solutions

If both spouses are the owners of the house or also of the condominium, both persons must also have been entered in the land register. If this is the case, the spouses can go several ways in a divorce.

Firstly, it is possible to sell the house to a third party, secondly the house can be partially auctioned or thirdly one spouse can transfer his or her shares to the other. If the house is to be sold to a third party, you have chosen the most pleasant and easiest way, because the house is divided up, so to speak. The common property is sold and the proceeds from the sale are divided among themselves. This process is fast and afterwards you and your still or ex-spouse can go separate ways.

What happens with the children?

However, if children are involved, the soon to be divorced couple usually wants to keep the property at least for the children, so as not to tear them out of their familiar surroundings. It is not uncommon for parents who are divorced and own a joint property to decide against selling it to a third party. They do not like to expect their children to change the city or place, to get used to new people and a new environment and to have to move out of the house in which they were born and grew up or are still growing up.

However, it must also be clarified again to whom the property belongs and if both spouses are owners, they must find a common solution. Here it is often advisable that the spouse who leaves the house transfers the own shares to the spouse who will still live in the house – probably with the children. When this happens and the shares are transferred, all ownership is transferred to the partner who will remain living in the house. However, the transfer is only effected by full payment of the shares in the house. Both the sale to third parties and the payment of the shares in the property presuppose that the spouses can reach an agreement and want to find solutions together.

Divisional auction

Unfortunately, this is not always the case, because divorces are often associated with injuries and many emotions, which can lead to the hardening of the fronts and the couple not being able to reach an agreement. In this case it is possible to apply for a division auction. A division auction aims to dissolve a community that has existed up to now. In this type of auction, the real estate, which is considered an indivisible property, is converted into money that can be divided. This money, however, still belongs to the community and will be deposited in case of disagreement about division or payment. A division auction should always be the last possibility to “get rid” of a house through a divorce.

Equalization of gains, sole ownership and joint ownership

Everything about the equalization of gains, sole ownership and joint ownership.

Earnings equalization – gains for both spouses in case of divorce

If two people enter into a marriage without a marriage contract, they live in a community of gain according to the law. An increase is defined as the amount by which the final assets of a spouse exceed the initial assets. During the marriage the two fortunes remain thus separated and with the divorce a reconciliation of the increase of the fortunes takes place. Each spouse should therefore leave the marriage with the same amount of gain. The experts from Lukinski explain how the difficult topic of real estate is dealt with when balancing the gain.

If only one of the spouses is registered in the land register as owner of the real estate, the real estate belongs to this spouse alone even after the divorce. During the separation period, a court can also assign the property to the non-owner for use, but only if this spouse cannot find an affordable apartment for himself or her and their joint children. However, the ownership of this property does not change as a result.

However, real estate also has financial consequences in the case of compensation for gains. A property that was bought, built or extended or modernized during the marriage represents an increase in value and is therefore relevant for the compensation of gains. An inherited real estate, or one that was already part of the property before marriage, is only included in the compensation for gains if it was modernized or developed during the marriage. During the divorce, however, the owner of the real estate may not simply do what he wants with the property. If the divorce or the separated gain adjustment proceedings are not yet completed, the ex-partner’s consent is required for the sale, for example.

Joint ownership – different solutions

If the real estate belongs to the married couple equally or even proportionately, it becomes difficult in the case of divorce, because the question of how to proceed with the common real estate after the divorce is not always easy to answer. Who may live in the property, will it be sold or further financed? This problem comes from the fact that with the divorce the co-ownership does not end at the same time. Divorced couples are therefore still jointly responsible for the property even after the divorce. There are different approaches to the issue, which are better or worse suited depending on the situation:

• The property can be taken over by one partner by paying the other one. However, this represents a gain that affects the compensation for the gain.
• The property can be transferred to a common child and both spouses look for something new.
• Depending on the conditions of the property, a large detached house can be converted into a two-family house. If the spouses so wish, the property can be divided into two equally self-contained units.
• The real estate can be sold and the profit is divided proportionally between the spouses
• If no agreement can be reached on the future of the property, the last resort is the division auction, in which the property is publicly auctioned off by an enforcement court.

Current real estate loans in divorce – communication between the spouses

If real estate is financed by a loan, it must still be repaid after the separation. How this problem is to be dealt with, however, must be dealt with independently of the other real estate issues. A common solution is to change the payment method. If the main wage earner has repaid the loan until the separation, after the divorce the repayment can run over both partners in equal parts. If the joint home ownership is transferred to one spouse, the repayment contract can also be changed accordingly.

Sales: Procedure and checklist (free of charge)

Real estate sales after divorce – the prices for houses, free-hold apartments and basic rises continue to rise. The trend to the own four walls continues, determined also a study of the Federal association of the German people banks and Raiffeisen banks (BVR):. In 2017 the prices for owner-occupied housing rose again by 5.4 percent. The high demand also has an impact on the price situation in rural areas. Are you considering selling your residential property? The situation on the property market is extremely good for sellers. Only make a decision when you have a market value assessment from a professional. The experts from Lukinski determine free of charge what selling price your property can fetch. We are always available for you online.

How much is my property worth?

What price can my properties fetch on the market? Are you thinking of hiring an expert? We at Lukinski can help you free of charge. Our real estate valuation is based on current data of your region. Our online service determines the most realistic price expectation for your property from all comparable offers. Experience has shown that our assessments as online brokers are much better suited to the current price level than expensive appraisals based largely on building materials.

Nobody can predict exactly how long the price boom on the property market will last. Selling real estate is not always an easy decision. Personal reasons or financial concerns are at stake. However, a little-used property or a property that does not suit one’s own situation quickly creates additional expenses. Extensions, renovations or long journeys to work put a strain on the budget. Selling a residential property not only creates financial freedom, but also the opportunity to relocate yourself or your family to a more advantageous location. All residential locations are currently being sought: in the city and in the country. Our online real estate service uses new procedures and methods to evaluate the available offers on the market. Thus we determine for you free of charge, with which purchase price you can find a buyer quite fast.

Our real estate evaluation procedure has proven itself for years. With only a few details, we analyze the property, so that you get a realistic estimate for a house sale or apartment sale. Quick and easy we help you to get the best price on your regional market. Let us show you how we can support you.

Determine the market value of the property

Have you considered the decision to sell the house or apartment? Then we will provide you with an online valuation at market value. Only then can you estimate whether you want to part with the property. With the potential selling price we estimate, you can also decide whether it is profitable to commission an estate agent. Under certain circumstances, it may be worthwhile to carry out renovation and conversion work, which will help us to find an even broader base of interested parties. An own assessment of the market value is fraught with many risks: Often it is based on emotional attachment to the property, on the effort and time invested in the renovation. If the stated sales price is too high, hardly any serious prospective buyers will come forward. The stream of visitors who are not really interested in buying often does not stop even after months. This costs time and nerves and in the end many homeowners accept large financial losses.

Get advice from a professional before the sale. We will give you a thorough and careful assessment of the value of your property. Our price quotation and recommendations will enable you to find suitable buyers for your property. The longer a property has been on the market, the greater the final discount usually has to be. Avoid this with Lukinski and get into the real estate sales process well informed and supported. With our online real estate evaluation you will receive prompt and reliable key figures and interesting facts about your real estate sale. If you wish, we can take over all services around your house sale – from the valuation to the notary appointment, we are there for you.

Sale on your own initiative?

After the first searches many real estate salesmen trust themselves still the completion of the house sales in self-direction. What the salesman really has to expect, is however a thing for the professionals. Prospective buyers may appear to the inspection date, in order to press the price unjustifiably. More and more defects are discovered and the owner gives up frustrated sooner or later. Also the legal side of selling real estate is increasingly determined by legal regulations. Submitted the energy document of identification must be answered with the inspection date, it must questions to the land register and to the building method. Our professional office knows how to answer all inquiries competently and completely. We are happy to assist you in all steps of your real estate project.

Our customers confirm it again and again: It is worthwhile to involve us in the sale of real estate. You can rely on our experience and expertise when it comes to negotiating prices, arranging viewing appointments and compiling the sales documentation. We will explain all other bureaucratic preparations to you, including obtaining extracts from the land registry. Not all information needs to be disclosed to a potential buyer – we will advise you on all questions.

The checklist for the documents

If you decide to sell your house or apartment, we will obtain most of the documents while you provide the building description, utility bill and construction plans. If you already know the market value of your house, our checklist will help you to be well prepared for a smooth sale:

Once the sale of your home has been decided, a flood of documents must be obtained for the various phases of the sale. The bureaucratic requirements for the sale of real estate are aimed at potential buyers, notary, estate agents and other institutions.

1. Sales documents
2. Energy performance certificate and extract from the land register
3. Building description and cadastral map
4. Special documents for special properties
5. Preparation of the documents according to the sales phase.

In principle, only a few documents are obligatory when selling a house or apartment. However, prospective buyers are equipped with a large number of recommendations in order to secure the best possible property – in terms of personal requirements and the price to be paid. The extract from the land register must be presented to the notary public at the latest, but many buyers need the information contained in the document even before making a purchase decision. The lending bank must be granted access and give its approval for financing. All relevant documents should be available in good time to ensure that the sale of the house or apartment is as quick and smooth as possible. Documents that have to be obtained from public institutions, credit institutions and government offices often take time. With us, you are on the safe side – we obtain many of the documents for you and give tips on the bureaucratic requirements for selling real estate. What we can do for you and what documents we obtain:

• Preparation of the consumption-oriented energy pass, which is to be presented to the interested parties at the inspection date without being asked
• Extracts from the land register
• Floor map
• Texts on object and location for the ad

Commercialization begins soon

Once the documents have been compiled, the marketing phase begins. We also provide competent and reliable support for any questions and problems that may arise. The jointly developed advertisement is supplemented by a convincing and professional exposé. Both should be accurate, complete, informative and convincing. Meaningful photos of the house, apartment and garden are part of it. The documents are published online, we take over the social media posts and round off a target-oriented marketing with a virtual tour.

If viewing appointments are pending, the house or apartment must present itself in the best light. The prospective buyer should feel comfortable in the property so that negotiations are also easier. We know how to best highlight the advantages of your house. We can also arrange and organize viewings for you.

The prospective buyer will go to his bank with the documents so that a credit check is carried out for the last time. If the purchase price and property valuation match, the bank can finance the property. If the creditworthiness of the prospective buyer is correct, nothing more stands in the way of a loan commitment. Often banks carry out their own valuations of the property. If the purchase price is set too high, the property is either not lent at all or only a significantly lower loan amount is granted. Sales projects fail if the prospective buyer cannot raise the financial means. With our property valuation we make sure that this does not happen. We estimate the price of your residential and commercial property realistically and close to the market. Trust the professionals at Lukinski, for maximum success in your real estate sale.

Last but not least, the notary appointment is scheduled. Here, buyer and seller meet for the notarization of the purchase contract. Afterwards the change in the land register takes place, which makes the sale official.

Concluding tips for a successful sale

Each of the sales phases takes its time. Usually the entire house sale takes 6 to 9 months. Depending on the property and location, it may take longer to find the right buyer. We maintain an extensive pool of serious and financially secure prospective buyers who are looking for a new home. The right buyer for your house or apartment may already be listed in our records. It is important that the future buyer is seriously interested in the purchase and can also secure the financial means in the short term. We also support the buyer in finding suitable financing for his property acquisition. As a neutral partner we are a competent mediator in all phases of your sales project. On our city pages you can find out how the regional market is developing. There you will also find an overview of our comprehensive expertise in the federal states of Hesse and Rhineland-Palatinate.

With our service, the modern online processing and presentation of your house sale, you will be comprehensively and specifically supported in your cooperation with Lukinski Lukinski. Secure the best selling price for your property – with Lukinski. We shorten the selling period and ensure a smooth property sale.

Numbers & facts: Divorce

Marriages and divorces in comparison

Marriages and divorces in Germany from 1960 to 2008.

You can find more statistics at Statista

Divorce rate in Germany

Here you can see the current divorce rate in Germany from 1960 to 2018.

• 2018 (current): 32.94%
• 2010: 48.95%
• 2000: 46.45%
• 1990: 29.97%
• 1980: 28.4%
• 1970: 18.07%
• 1960: 10.66%

Why do women get divorced?

According to a survey of the magazine Brigitte, it is especially the goals in life that are the reason for divorce. Of 43,000 women, almost 32 percent named different ideas about the future as the main reason. “We have grown apart,” it is often said succinctly. Second place is occupied by infidelity with 29.2 percent. Here, affairs of the partner are the main reason for divorce. 10.9 percent of the respondents named constant quarrelling, bickering and squabbling as the main reason for divorce from their husbands, which is thus the third most common reason.

1. Life goals
2. Affairs
3. Quarrel

Read more about reasons for divorce here.

Marriage contract protects against dispute in case of divorce

Avoid trouble from the outset, a marriage contract makes it possible. Even if people who enter into a marriage do not want to think about the fact that it might end one day, it is recommended to keep a marriage contract from the beginning. Because we now know that the owner of a property is always the person entered in the land register. But to avoid further annoyances or ambiguities, a marriage contract should always be concluded in addition.

Unfortunately, there are few couples who choose to sign a prenuptial agreement at the time of marriage, as they assume at that point that they will never separate or even in a separation will treat each other fairly. But unfortunately this is rarely the case and “Wars of the Roses” are more the rule. Whoever does not have a prenuptial agreement can quickly be put at a disadvantage – especially if there is a property where they have lived together for many years.

Financial disputes in divorce proceedings

What role did financial disputes play in your divorce proceedings?

You can find more statistics at Statista

A prenuptial agreement may not be very romantic, but it can avoid a lot of stress during a divorce. This contract can contain, for example, what exactly will happen to the property if a divorce should occur. If the divorce does occur, there is no room for discussion, as the contract is binding. It is no longer necessary to discuss which way to go to sell the property, as this is already written down.

Marriage contract: regulations and agreements

A prenuptial agreement is therefore really not to be underestimated and can bring clarity in deadlocked situations, because what is written in the prenuptial agreement is also implemented. A prenuptial agreement also does not necessarily mean hard rules and little room for the spouses’ own ideas, because this contract can be arranged quite flexibly.

Tip! In such a contract can also be concluded after the marriage.

• All regulations, which are made by mutual agreement, save a lot of stress
• Agreements concerning separation of property, maintenance and the equalization of pension rights
• A marriage contract must be concluded with a notary public.

The spouses, who draw up a contract at the beginning of the marriage, can decide for themselves what belongs to whom, how the property and belongings will be treated when the divorce comes, and what contingencies might occur and influence the division. However, it is also quite possible for the spouses to include a fixed arrangement, which is recommended by experts and consultants.

We cannot take away the pain of divorce, but we can save you time, money and stress

Even if a prenuptial agreement sounds unromantic, it can save you a lot of headaches in the divorce process. If it is clarified from the outset how the individual assets will be treated after the divorce, many questions in the divorce will resolve themselves. This emotional matter is thus made easier for all parties, especially when real estate is part of the property. But even if there is no marriage contract, it is always advisable for the spouses to clarify the various ownership issues after the divorce as peacefully as possible.

Questions and answers: Divorce

Also, drawing up a post-divorce agreement can raise problems and questions and lead to disagreements between the spouses. To ensure that you are fully aware of the agreements, we will answer all important questions about the post-divorce agreement.

What is post-divorce settlement ?

The aim of a gain equalization is that both spouses leave the marriage with the same gain in assets. Therefore, in divorces of marriages without a marriage contract, a gain adjustment is made to compare and adjust the individual gains.

How do I find the owner of a property ?

The owner of a property is the person who has been registered as the owner in the land register. When buying a property, the entry in the land register must be changed in order to legally enforce the purchase.

What does a divorce with house cost ?

The costs of a divorce depend on many different things. The assets of the couple play a decisive role, but also whether the divorce is contentious or consensual has an impact on the costs. If assets belong to marriages without a marriage contract, a gain compensation is made, in which also real estates are considered. The costs can therefore only be determined individually.

What is the separation year ?

The separation year is required by law. Married couples must live apart for one year before the divorce in order to carefully consider the decision to divorce. Only after this separation year is a divorce possible.

How is the gain compensation determined?

Each spouse’s initial assets are calculated on the day of marriage. Then the current state of the assets is calculated and finally the difference between the spouses’ gains is determined.

Who bears the costs in case of divorce ?

The divorce costs are usually set off against each other. This means that both spouses pay their own legal fees and additionally pay half of the court costs. The amount of the legal costs is determined by the court, including the lawyer’s fees.

What is a post-divorce agreement?

The divorce agreement is a contract between spouses in which all important questions belonging to a divorce are clarified privately in advance, so that these questions no longer need to be regulated in the divorce.

What does a notarial divorce settlement cost?

The costs for the notarized post-divorce agreement are calculated according to the procedural value of the divorce. It must therefore be determined in each individual case and cannot be named in a lump sum.

What is a separation agreement?

The separation agreement regulates all possible issues for the period between separation and divorce. It can be useful if couples only want to separate and not divorce for the time being.

How much does an amicable divorce cost?

The costs of an amicable divorce are measured by the value of the proceedings and vary from case to case. The costs depend on the income, the assets and the lawyer costs together and must be determined therefore in the individual case.

Let the property be sold: House and apartment

A divorce is often a sad and painful break in the life of a married couple, which presents people with great emotional challenges. Would you still like to take care of documents, contracts and the sale of real estate in such a situation?

Concentrate on yourself and leave everything else to us at Lukinski. We will give you fair and professional advice, try to find solutions together with you and your spouse to sell your property at a good price. A divorce is hard enough, you shouldn’t have to deal with viewing and placing advertisements. We will accompany you through the entire sales process and take the most important steps for you, so that the sale of the house becomes the least evil of the divorce. Let us advise you when you are about to sell your property and convince yourself of the advantages of a professional expert. No matter whether it is due to a divorce, inheritance, moving house or money worries – we are here to help you with words and deeds. Lukinski is your contact person when it comes to the sale of your property, for which the investment is more than worthwhile!

Sale of apartment explained: Initial situation

Before we get step by step deeper into the subject “selling an apartment”, first a value factor you surely know: “location, location, location”.

In all areas, the location of the property is what counts most, not only when selling your condominium. Regardless of whether you are selling your land, selling your house or even selling your apartment building, the location is a central valuation factor for the selling price of your property. Selling privately or “free of charge” and without an estate agent bears risks and makes the sale as well as the entire transaction (valuation up to notary and contract of sale) prone to mistakes. Selling real estate needs a good network of buyers, often real estate is not presented publicly, but only internally as off market property.

Situation, location and reason for sale: Basics

No matter what reason motivates you to sell: a fast processing and a sales price according to your requirements are essential. Is the condominium in a sought-after location where there is a shortage of apartments and buyers are already looking for an apartment in advertisements? Then the chances for a sale from private are very good. Nevertheless, you should be aware of the complexity of the matter and act professionally from the first moment on.

Foreword – Free tips? Yes!

All my tips in this guide are free of charge for you. As real estate agents we arrange real estates starting from 1 million euro Verkerhswert, free-hold apartment under the category luxury real estates. We give you here gladly Tipps and cheat for your sales, free of charge, in detail and step by step explained. Please also pay attention to our links, here you will find more detailed information on the individual topics. Should you wish to sell your property with us: Do you know what our unbeatable advantage is? We independently reach more than 250,000 readers per month, which means 3 million people per year. We are independent from common real estate portals and reach a solvent, special target group. In addition, we offer internal buyer groups and investors in our Off Market area, to whom you have no access via usual offers. Read more here: Real Estate Agents.

Move, divorce, separation or liquidity

There can be different reasons for selling a condominium. You have bought the apartment as a capital investment and are forced to part with the condominium due to a financial shortage? Or have you lived in the apartment yourself and are moving to another city for professional or personal reasons? No matter what reason motivates you to sell: A quick settlement and a sales price according to your ideas are certainly important to you.

If you have a very emotional attachment to the apartment, for example because you are selling it as a result of a divorce or after another drastic experience, you should carefully consider selling it privately. With emotional ties, a realistic valuation is difficult and you will face problems at the latest when it comes to negotiations about the purchase price.

Emotive bond vs. realistic valuation

When selling an apartment you should be aware of the complexity of the matter and act professionally from the first moment. If you have a very emotional attachment to the apartment, for example because you are selling it as a result of a divorce or after another drastic experience, you should carefully consider selling it privately.

With emotional ties the realistic evaluation of condition, location, furnishings etc. is much more difficult and you will face problems at the latest when it comes to negotiations about the purchase price. New owners do not pay the ideal value of the condominium, but the real value from their perspective (and also the market conditions). So even at this early stage of the sales process, the first pitfalls for the seller are waiting.

Flow: Sell apartment in fast forward

The emotional bond just described, a realistic purchase price, negotiations, all these are reasons why real estate agents are commissioned. And, just think of the many viewing appointments, the negotiations with potential property buyers or investors and the credit checks that have to be carried out in advance.

Checklist: Owner questions before the sale

Long before the sale of your condominium, you still have to take precautions. One of the most important questions is certainly whether you already have a (secure) follow-up property in prospect. The renovation of apartments, especially the renovation of old buildings, can increase the value of your condominium before the sale. While we are on the subject of renovation and existing buildings, you have already gathered all the necessary documents, such as floor plan, extract from the land register, floor plans and energy performance certificate. Here is a quick overview of the most important questions before you start selling your apartment.

9 questions that you as the owner must ask yourself before the sale:

1. Do you have a connecting property in prospect ?
2. Is there a renovation / renovation needs of the apartment ?
3. Are all documents and papers available?
4. Are early repayment fees to be paid ?
5. Are partition deed, building insurance, minutes of owners’ meeting, housekeeping bills, list of rents, etc. available?
6. Are there any statements about the maintenance of the condominium (maintenance costs) ?
7. Do you want to sell inventory?
8. Is there a right of first refusal?
9. Value of the apartment?

Checklist: Time expenditure, dates, creditworthiness and viewing

Then it goes only really into the matter in the apartment sale. Here it concerns in particular experience in the real estate trade, in order to avoid risks and mistakes with the housing sales in the apron. Actively it concerns in addition the marketing of the real estate. The correct platform must be found or also not, keyword off market real estates. In addition there is the time planning for the sales, from preparation over advertisement, answering of inquiries, date arrangement for inspection, examination of the credit-worthiness of the prospective customer, negotiations, sales contract, taxes and much more besides.

8 simple steps for selling a property:

1. How well do you know about the sale of apartments?
2. Have you already sold a condominium?
3. Can you create a meaningful exposé?
4. How do you assess your negotiating skills?
5. Would you like to let any unknown person into your property?
6. Do you want everyone to know about your sales intentions?
   Tip: Off Market Real Estate
7. Are you prepared to deal with the legal requirements necessary for the sale?
8. Are you willing to take on the work and time involved in marketing your condominium?

Value apartment: Calculate purchase price

There are many questions to be answered, the best answer is an expert at your side for real estate valuation. Property valuation – You have a condominium and want to know what it is worth? Of course you can immediately go to an appraiser and/or real estate agent with this question.

However, the exact valuation becomes important at the latest when you want to sell or bequeath the apartment. Even in the case of a mortgage – for example if you want to buy another property – the value should be determined very precisely. That is when the expert comes into play.

• Rate the apartment

What influences the value of an apartment?

But let’s stick to the so-called “Pi times thumb value”, a very rough value determination. In order to determine the value of your apartment, a number of “soft” factors play a role.

Before we get deeper into the matter of evaluation of location, building fabric, market value & Co., we first ask 3 basic questions which reach us in consulting discussions with customers:

• How can I value a property?
• Who determines the market value of a property?
• How does the bank value a property?

Location, location, location: value enhancement and sales argument

This refers to all those things that you can see but cannot immediately translate into money or other value. First and foremost, this means, for example, the so-called micro and macro location of the apartment, i.e. the view of the immediate and regional surroundings. Whether your apartment is located on a busy street or in a quiet suburb, whether the surroundings of your apartment are rather middle-class or socially disadvantaged – all these “soft” conditions influence the value of your apartment.

Always in demand: the city center.

Planning and preparation of the sale

When planning the sale of a condominium, there are some special features to consider.

Documents and additions

In addition to the classic documents (land register entry, floor plan, etc.), in which the apartment does not differ from the home, other documents and evidence are required. This is especially true if it is a community of owners or a rented condominium as a capital investment.
owners’ association or a rented out condominium as a capital investment>/block quota>
When planning the sale of a condominium, there are some special features that must be taken into account. In addition to the classic documents, in which the apartment is not different from the owner-occupied home, other documents and proofs are required. This is the case if it is a community of owners or a rented condominium as a capital investment.

Ownership, residual redemption and taxes

One of the important documents to be organized in any case is the extract from the land register, which gives clarity about your ownership. However, if you still pay off the apartment and the bank is in the land register, you should reach an agreement before the planned sale and discuss the remaining repayment in detail. A floor plan is mandatory and also the proof of fire insurance, the building description and the energy certificate must be obtained.

Extract from the land register to floor plan

One of the important documents to be organized in any case is the extract from the land register, which gives clarity about your ownership. However, if you still pay off the apartment and the bank is in the land register, you should reach an agreement before the planned sale and discuss the remaining repayment in detail.

A floor plan is mandatory and also the proof of fire insurance, the building description and the energy certificate must be obtained. If you hire a real estate agent to sell the apartment, you can insist on the commission payment by the buyer according to the law. In the case of a rental, you as the owner bear the costs, which makes it easier to decide between selling the condominium and renting it out.

Trap: Financial loss by waiving tax savings

Even with private sales you cannot do without external professional support. As a rule, you will need a lawyer or notary public to draw up and execute the purchase contract.

A tax advisor can be useful if you have rented out your condominium so far and now want to know about the changes in tax revenue. Since an objective market value assessment is also recommended for the sale, you will also need a surveyor or expert. All these services are subject to costs – your costs!

The bottom line is that the costs for individually commissioned services for the sale of the condominium are higher than if you cooperate directly with an estate agent and decide for all services from one source. Plan the sale of your condominium advantageously and calculate how you can save money, spend the least amount of time and do not have to go to a different contact point for each service.

Remember: the estate agent only costs money when the purchase is perfect. And it is usually the buyer who pays!

Who pays the brokerage fees?

If you hire an estate agent to sell the property, you can insist on the buyer’s commission payment according to the law. In the case of a rental, you as the owner bear the costs, which makes it easier to decide between selling the condominium and renting it out.

Owner parties and new owners

If you sell an apartment in your own property, this problem is not an issue. However, in the case of properties managed by third parties or belonging to several owners, the German Condominium Act stipulates that all parties to the ownership must agree to your sale and the new owner.

Surely, you will first ask yourself why the owners of other apartments have a say in your sale. The legislator provides for it this way, since every condominium has, in addition to the private areas, various jointly managed rooms and areas.

Multiple owners ?

Years ago you purchased a condominium in a property managed by several owners. Or is a property manager the contact person with whom you communicated at the time of purchase and who decided on the approval? Then the sale of the condominium can pose greater challenges.

Sale in communities of owners

A private sale can turn out to be a complex, almost unsolvable task. On the other hand, the sale of the condominium through a local broker who is familiar with condominium communities and has many years of experience in selling apartments in managed investments.

Owners’ meeting

A clarification of the ownership structure is also necessary if you sell an apartment in a property owned by a community of heirs. Wherever you are not listed in the land register as the sole owner of the entire complex, special considerations must be taken into account when selling an apartment. In most cases, a meeting at the owners’ meeting can be helpful and inform you to what extent the other owners understand your intention to sell and accept a new owner. You cannot ignore plausible reasons for refusal, but should seek a mutually acceptable solution with a real estate agency and the owners’ association.

Yes, you can:

What to do if the manager does not agree to the apartment sale?

As a real estate agent with expertise and know-how in the sale of condominiums, we can reassure you on this point. A general refusal of the sale is usually not possible, so that you can sell your apartment.

New owners: refusal, solvency and reasons for refusal

Fundamental aspects for a rejection refer only to the new owner you propose and present at an owners’ meeting. If there are justified doubts about the solvency of a potential new owner exceeding the purchase price, the rejection is justified and must be accepted by you.

Another reason for refusal of approval relates to the use plans of the property. For example, if the potential buyer foresees a commercial use of the condominium and this is contrary to the community order, the administrator, the community of owners or the community of heirs can also refuse.

Reasons for refusal:

• Doubts about solvency – Reading tip: Credit check
• Utilization plans of the property

Mistakes & Avoid risks ?

If you want to sell your condominium and avoid these pitfalls from the beginning, contact a real estate agency directly. Real estate agents are contact persons with expertise who check prospective buyers’ creditworthiness before making a recommendation at the owners’ meeting.

In a personal conversation with the prospective buyers they find out the intention to use the property and can also exclude this reason for rejection in advance.

The recommendations made to you by real estate agents are based on the knowledge they have gained about the residential complex, the community regulations and the claims of the other owners.

With an estate agent’s service you exclude long negotiations and rejected buyers, so that you can have a purchase contract for the condominium drawn up promptly and arrange for the handover.

Checklist – Documents for the sale of the apartment

The following documents should already be available before placing a real estate ad. The energy document of identification is obligation. We will also be happy to help you with the other documents.

Tip! Put together a file for the sale of your apartment, which contains all the important documents. At the viewing appointment, you can not only answer questions competently, but also provide the information with certificates and official proofs.

Floor plan

This plan shows the area of the condominium, together with the square meters of the balcony, apartment and adjoining rooms. The layout of the rooms is also shown in the floor plan.

• Floor plan

Declaration of division

This is a notarial deed that the buyer must receive before the sale of the apartment, because it is the basis for the notarial contract. The declaration of partition regulates the internal relationship of the apartment owner.

• Declaration of division

Extract from land register

You can obtain a current and complete extract from the land registry. Read the excerpt thoroughly to be familiar with the legal details of the apartment, house and land. Certificate of fire insurance: This is often requested by the buyer, which is basically needed to finance the apartment. Fire insurance is mandatory in Germany.

• Extract from the land register

Owners meeting minutes

The last 3 protocols are generally sufficient. You can also request them from the property management. The owner protocols give the buyer further information about the resolutions and plans of the owners’ association. Housing allowance statement / economic plan / reserves: The last housing allowance statement, shows how the housing allowance expenses are composed monthly, how much is saved in the year and much more.

• Minutes of the owners’ meeting

Building description

If there is still a building description from the construction period of the house, then it can be presented to the buyer during the market price determination and as information.

Energy certificate

Usually you will receive the energy pass from the property management. For the sale of the apartment, this energy certificate is mandatory.

• Energy Performance Certificate

Valuation for condominiums

In new buildings, but also in old buildings, the market value is the basis for the sale of a condominium. The analyses are more comprehensive than for a home that is built on its own land.

The size of the apartment and its furnishings, but also factors affecting the entire property are taken into account when determining the asking price. These include, for example, the condition of the communal facilities, the number of residential units in the house and the ownership structure of the other apartments.

Comparison prices are also determined by these other apartments and compared to your property. Because a too high purchase price extends the selling time noticeably, a too low price brings you painful losses.

Sales price too low ?

A price that is set too low leads to displeasure in the owners’ meeting and causes high losses for you. You should not use the purchase price you have already paid as a basis for your current calculation. As a rule, the value of the property has risen, as has the demand for condominiums, so that you can achieve an attractive return on the sale.

A professional valuation will tell you how much money you are asking for the condominium and what room for negotiation you can allow. In the case of urgent sales, it is worthwhile if you allow a little leeway downwards and give us the opportunity to negotiate. We take the market value as a basis, determine comparative prices with market analyses and make sure that you achieve the desired sales price for your condominium with Lukinski.

Square meter prices for condominiums in German cities

Here you can see the cities with the highest prices per square meter for condominiums in a comparison of 2010 and 2018* (in euros per square meter).

1. Munich (Bavaria) with 8,342 euros per square meter; from 6,737 euros per square meter in 2014; increase of 1,695 euros per square meter in 4 years
2. Stuttgart (Baden-Württemberg) with 5,925 euros per square meter; from 4744 euros per square meter in 2014; increase 1,181 euros per square meter
3. Frankfurt am Main (Hesse) with 6,060 euros per square meter; from 4,373 euros per square meter in 2014; increase 1,687 euros per square meter
4. Freiburg im Breisgau (Bavaria) with 4,943 euros per square meter; from 4,740 euros per square meter in 2014; increase 203 euros per square meter
5. Ingolstadt (Bavaria) with 4,969 euros per square meter; from 4,287 euros per square meter in 2014; increase 682 euros per square meter

You can find more statistics at Statista

What influences the value of an apartment?

But let’s stick to the so-called “Pi times thumb value”, a very rough value determination.
“Soft factors” for value determination</block ratio>
In order to determine the value of your home, a number of “soft” factors play a role. These are all those things that you can see but cannot directly translate into money or other values. First and foremost, this means, for example, the so-called micro and macro location of the apartment, i.e. the view of the immediate and regional surroundings. Whether your apartment is located on a busy street or in a quiet suburb, whether the surroundings of your apartment are rather middle-class or socially disadvantaged – all these “soft” conditions influence the value of your apartment.

“Hard factors” for determining the value

The “hard” factors of the micro-location include the proximity to doctors, public institutions or cultural sites. For here, the conditions can be measured at least in terms of distance and number of available facilities.

Basically, the following applies here:

The closer to public life, the more value these factors add

The proximity of your home to public transport is also – and certainly increasingly – a plus. After all, bus and train services are becoming increasingly important in urban and rural areas in the context of the climate debate. Certainly: the availability of your own parking spaces or even an underground car park also has a positive effect on the value of your apartment.

Do you know the crime rate in your residential environment? This is a real “mixed factor” of hard and soft in apartment valuation. On the one hand, this rate can be “hard” by means of figures, but on the other hand, the rate of a district does not necessarily apply to the immediate street situation of your property. Especially in this area there is a lot of “felt” security or insecurity.

Creditworthiness check or have it checked ?

Credit assessment is central to sales. And it is a complex and time-consuming task. As indicated in the point Special features and reasons for refusal, the solvency check of potential buyers requires the greatest care. A good credit rating and financial security for the apartment purchase are not sufficient for owner associations and managed condominium complexes.

Secure, high income and savings

A secure and high income, as well as savings have a positive effect on the decision and show the co-owners that the buyer is able to pay for any repairs and to contribute to the community costs of the plant.

Risk: credit assessment is complex

The examination of interested parties is complex and time-consuming. Since large sums of money are involved, the credit assessment for the purchase of a condominium, for example, requires insight into the score, i.e. the risk assessment of the potential contractual partner. The data must be read and evaluated professionally so that the risk is assessed transparently and truthfully.

As a real estate agency, we take on this task when you sell your house and forward documents from interested parties to you that meet the conditions of the owners’ association and are thus guaranteed not to be rejected. We also accompany you in the further sales process and are the interface between you and the buyer.

Disadvantage private sale: risks, emotional attachment and low purchase price

Due to the complexity of the apartment sale, a private transaction is only recommended if you already have experience and can overcome the hurdles ahead with know-how. Otherwise, the sale will be protracted, lead to rejections from potential buyers or generate losses due to a low purchase price. We screen potential buyers and offer you a comprehensive service when it comes to selling your condominium.

Ultimately, it is not just about placing an offer. The sale of an apartment brings with it many questions in the process. Basic information about the evaluation but also detailed ones:

• What documents do you need to sell an apartment? Tip: Later on we will have the checklist for documents!
• How much does a condominium cost?
• What is an administrator consent?
• What is special property? Also more specific questions like:
• What is special property and what is common property?
• Is a water pipe special property?
• Is balcony special property?
• And much more

Experts in the sale of residential property

Let’s draw a conclusion: Are you considering selling your owner-occupied or previously rented condominium? Then invest in the expertise of a nationwide real estate agency. You take over your order free of charge and then find a buyer promptly.

Our service portfolio includes the organization of all documents, communication with the other owners of the property or with the administration, as well as inspections and checks of prospective buyers. Selling condominiums costs a lot of time and nerves, as the expenses are far higher than selling a single-family home.

Protect yourself from pitfalls and financial losses

Protect yourself from pitfalls and financial losses by having us conduct a valuation and check the requirements for a new owner.

Advantages: security, time & selling price

1. Security – We take care of everything, from the free evaluation of your property to the credit check.
2. Time saving – Through regular customers and presence in the media Lukinski sells your property faster.
3. Good sales price – With knowledge of buyers and the market Lukinski achieves a good sales price for you.

Good times for condominiums

The prices on the housing market are very good. At present condominiums – also in rural locations in the Rhine-Main area – can be sold advantageously. We would be happy to tell you how the regional market is developing. For this purpose we will determine an optimal market value by comparing similar properties in comparable locations. Only then will you decide whether a sale of the apartment is desirable.

Comparison: Real estate prices

For comparison you will find here different real estate prices in Germany. Focused on the large conurbations of the individual federal states.

Real estate prices:

• Berlin
• Düsseldorf
• Frankfurt
• Cologne
• Hamburg
• Hanover
• Munich
• Stuttgart

Sale of apartments: No problem for professionals

Surely you have already noticed one thing: Don’t underestimate the effort and time required to sell real estate! Lack of experience and a too high or too low sales price can hinder the sale decisively. In just a few steps you can realistically estimate the chances of selling your condominium with us. Use our real estate evaluation for a quick online determination of the market value of your apartment.

Important when selling an apartment:

1. Use our service to achieve a good sales price.

Project development after the sale: 100% modernized and renovated.

Miskates of sale: Top 6

As you have already seen, the private sale of an apartment can be demanding. But worse are the risks and mistakes that can occur when selling privately. Mistakes that ultimately lead to a lower selling price and thus to direct financial losses for you as the seller. The most common mistakes made when selling an apartment:

Sale under time pressure, poor preparation

The effort and scope of the sale of an apartment are often underestimated. A frequent consequence is the time pressure that arises, which has a negative effect on the sales price. Mistakes in the preparation of the sale can have far-reaching consequences – not only financial ones. Finally, the buyer must also obtain financing from his bank with the information provided and documents presented. In case of insufficient preparation, the sales project can fail at any stage.

Tip: Leave nothing to chance. Take sufficient time for the preparation of your apartment sale.

Set the goals and plan the steps of the sale with foresight. Let our professional service support you in selling your apartment in a targeted and best possible way.

Estimate the selling price realistically

The value of the apartment must be determined exactly. The personal assessment of the owners often deviates far from this: The selling price is estimated too high or too low. In both cases, a financial loss is incurred and the buyer may not be able to finance the property. Our market-driven valuation is made up of various factors. In our valuation, we only consider properties that are comparable to yours. This concerns the type of property as well as the location and equipment. The determination of the purchase price is a very decisive aspect in the successful sale of an apartment.

Tip: Our procedure evaluates the sold objects in your region and thus determines a realistic and market-driven sales price. Do not give away money.

Incomplete documents

Obtaining and submitting documents for sale and apartment is required at every stage. Prospective buyers, authorities, offices and banks require documents or issue them. Compile all necessary documents as early as possible. Current land register excerpts are issued by the local court. Declarations of division of the housing estate are also important. The complete key data on the property, which can be found in construction plans, land register excerpts and site plans, will be requested by the serious interested party at the latest at the inspection date. If an energy pass or important documents are not available in good time, potential buyers may lose interest or the sale may fail at a later date – if, for example, the bank complains about missing documents or an excessively high purchase price.

Our valuation includes all information necessary to determine a fair market value. With the complete documents and a realistic statement about the property, the future buyer can also evaluate and complete all legal steps for the purchase.

Do not present your property below value

Today, real estate is sold online – no matter whether it is divorce, separation or inheritance. Interested parties search for suitable apartments in the social media and online databases of the Internet. Present your real estate in the best possible way and according to the target group.

Tip: Before the viewing appointment and even before the first photo session, the property for sale must appear well maintained and homely.

Don’t miss out on putting your property in top condition inside and out.

• Do not postpone repair work and maintenance any longer.
• Clear out and create a clear impression.
• Ensure cleanliness and a homely and appealing atmosphere.

The so-called “home staging” pays off. For this purpose, the property is prepared in such a way that potential buyers feel right at home and fall in love with the apartment. We are at your disposal with advice. Some tips for home staging:

• Remove personal belongings before the visit.
• Enhance the apartment visually and emotionally.

Photos: Daylight, open space and diversity

But the most important factor are probably the pictures. A buyer naturally wants to see as much of the property as possible to get an idea of whether the object could be something for him.

In order to take great pictures of your property, there are a few things you need to consider. First of all, the rooms should be tidy and clean. Nobody is attracted to pictures of a messy apartment, because potential buyers want to imagine living in the object when they look at the pictures.

You should definitely take the pictures in daylight, so that the rooms can be seen very well and the buyers can estimate how much daylight falls into the rooms. Your cover picture should be the most meaningful and represent the best of the apartment.

The most beautiful room, the roof terrace, the open kitchen or maybe the bay window with a view. The first picture should impress and make the prospective buyer want to see the apartment. Pictures of all rooms and if available the garden/balcony/terrace, an exterior view and above all a floor plan may not be missing in any case.

The floor plan should never be missing, since potential buyers can get an impression of the size of the individual rooms in relation to each other and can see the layout of the rooms better. A video is also possible, although it does not replace the viewing appointment, but gives the prospective buyer a good overview.

Photo tips at a glance:

• Clean and tidy rooms
• Daylight (speaks for bright rooms)
• First image should be the best photo
• Cover all rooms and surfaces
• Floor plan ground plan

Exposé creation

Pictures and texts sell your property. From the multitude of online offers, it should appeal to potential buyers – at first glance. For this, both the photos and the descriptions must appear professional and competent. We consider which group of buyers is interested in your apartment and design both the photos and the texts in the exposé accordingly.

Tip: Don’t underestimate the work of professionals when creating the sales exposé. We know the regional housing markets very well and know which furnishings and objects are in demand and which buyer groups specialize in them.

Prepared badly for the visit

Prospective buyers have important questions during viewing appointments. They need time to get a feel for the property and its surroundings. For constructional questions, competent and technically sound information is expected. When selling condominiums, detailed questions are asked about the common property, because these shares are also purchased together with the apartment.

Tip: We will assist you with the possible questions during the viewing appointment. We make a pre-selection already during the selection of the prospective buyers, so that neither time nor effort is wasted.

We take over the sales talks for you. We can conduct the negotiations for the sale of apartments very successfuly with years of experience. As real estate agents, we remain objective and do not allow ourselves to be pressured into making decisions.

Step by step to the apartment sale: Conclusion

In summary, the sale of the condominium is a project that needs good preparation. Patience and negotiation skills are essential in the selling phase. Rely on the expert’s valuation when determining the purchase price. Do not set the price too high or too low. Based on the estimated market value, decide whether the time is right for a sale. Here are the most important milestones for the sale of an apartment.

Floor Plan and Land Registry – Before selling your home, obtain the relevant floor plan, an extract from the land registry and other necessary documents.

Broker’s commission – Keep in mind that depending on the state, a broker’s commission may be due on a sale – but it pays off at all stages of the sales project.

Inheritance tax – When selling an inherited home, you must take into account the inheritance tax that may be payable. We will be happy to advise you on the use or sale of your inherited residential property. What do you have to pay attention to as an owner? More about selling an inherited property

Divorce- Even when selling an apartment or house after a divorce, there are numerous details to consider. Our experts know the legal pitfalls and problems – even in the case of an emergency sale in case of divorce. What do you have to consider? More about selling property after a divorce

Credit – A home can be sold despite a loan that has not yet been repaid, but there are several legal issues to be considered. Often a loan can be taken over by the future buyer. Our specialists are familiar with the basic conditions of loan repayment and takeover. More about real estate credit

Taxes – Even the sale of an apartment may involve certain costs, such as taxes. We can give you an initial estimate of the expected costs.

Key handover

The keys will be handed over on the day the final purchase contract is signed. The buyer has paid the purchase price and in return the seller hands over the keys. Through this symbolic gesture, the “transfer of ownership and possession” is finally decided.

The buyer is the owner of the property on the day of signing the purchase contract. He or she can live in it or rent it out at will. This also transfers all risks and additional costs. It is up to the owner to take out insurance for the property (water damage, fire, theft …). In addition, local taxes, fees and any co-ownership work must be paid.

In order to legally protect yourself when handing over the keys to your rented apartment, there are a few points to consider. Surely you do not want to be stuck with unnecessary renovation costs?

• Good tips for handover (external): Handing over the keys

Early handover of keys (preliminary purchase contract)

Many buyers want to get keys already when signing the preliminary sales contract. For example, to start construction work on the property, store fittings, etc. This early handover of keys is advantageous for buyers to save time or for convenience. However, handing over the keys early without waiting for the signing of the sales contract does involve risks for you as the seller:

From the point of view of the seller

If the sale does not materialize, you, as the seller, can have a resident on your own property who has no title or entitlement. Nevertheless, in case of doubt, he can stay on the property for a long time. This can be the case, for example, if the buyer does not obtain a mortgage, if the town hall exercises its right of first refusal when the buyer dies.

If the buyer has carried out major work, the property may have been weakened in its substance. Sometimes, while carrying out the works, the buyer may discover the existence of a construction fault and decide that he no longer wants to buy the property. In this case, the buyer may try to claim compensation from the seller for the work done, as he feels cheated.

If the keys have been handed over to the buyer before the sale and a disaster occurs (fire, water damage, etc.), this generally leads to problems with insurance and a claim for coverage for the disaster.

For sellers, the early handing over of keys brings many disadvantages

Real estate agent / Realtor

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Interior design: The latest trends in home design

Once the house has been found and bought, it’s time for individualisation and renovation. But what are the latest trends and how does the interior design get a very personal touch?

Living trends: natural, hygge and the feel-good factor

The living trends go further and further in one direction, namely to the trend home love, feel good and above all the return to nature. This is expressed in many natural materials, fabrics and shapes. The theme of hygge is a significant factor in this context. The word hygge originally comes from Danish and means something like cosy, pleasant, comfortable or intimate. In this context, the trend has evolved and the cozy atmosphere and feeling good in your own home is the focus. This is achieved especially through natural materials, such as wood or stone. In addition, subtle colors, such as light gray, beige tones and white are combined to create a coherent overall picture. Plants and green tones that are not too gaudy can also be found in the concept and again refer to nature. In his created home you should find peace and relaxation and thus be able to escape the stressful everyday life.

Living trend Lagom: Cosy, thoughtful but not too crowded

This living trend is once again due to the north. Here it is all about finding the golden mean. Literally translated, it means something like ‘just right’ or ‘not too much and not too little’. However, this is not just about living and decorating, but about the balance of all things. More specifically, around sustainable living that rewards us with contentment. Lagom, like Hygge, also relies on natural materials such as wood and want, but avoids the too-full look. The idea is to invest wisely in favourite pieces that you won’t get tired of for a long time. Always mindful of sustainability and our environment.

Redesigning living spaces and falling back on old familiar things

Moving can be very expensive and of course you don’t want to furnish the new apartment completely with new furniture, but you want to move your favorite pieces with you. Often it turned out to be difficult to integrate the old pieces of furniture into the new space and create a cozy atmosphere. Among other things, this can be due to the fact that the new property is divided differently and the dimensions of the existing furniture can not be combined with the dimensions of the living space. However, you can easily take the tricks of interior designers and approach the design of the new living space with proper planning and organization. To find the perfect couch for their living space, check out our post on‘The Perfect Couch‘.

Space planning: using the technology of interior designers

Of course, you can also hire an interior designer for the new design of their living spaces, but this is too expensive for most and also not necessary. Instead, you can use the technology of the professionals to design your new home yourself.

Interior designers use certain programs with which they can graphically depict and design the rooms on the computer. But since it would take too long to learn how to use the programs, you can use the cut-down version of them. First you have to measure each room exactly. Write down all the measurements on a piece of paper.

You need the length of each wall and where the doors and windows are located. It is best to write down the measurements in centimetres so that it is easier for you later. When you have taken all the measurements of the new rooms, do the same with the existing furniture. You will need the length and width of each piece of furniture. When you have taken all the measurements, start dividing them by 10 to reduce the scale.

Now you need a large sheet of white paper, preferably A3 size. First draw the room in a smaller scale on the paper, together with all doors and windows in the right places. Then draw all the furniture in small scale on a separate sheet of paper, label them and cut them out.

Now you can move them back and forth in your pre-drawn room, try out different constellations and see exactly which pieces of furniture fit best to scale where and where something might still be missing. With the help of this plan, you can also find out how big the missing pieces of furniture can be.

You can use this technique for all rooms, effectively planning which piece of furniture to place where. It does take a bit of work, but it’s worth it and gives you a better feel for the room. You can keep these plans and if you ever want to redesign your new home, it’s worth using them again.

Using colours to structure and design rooms

After you know how you want to place your furniture, you should think about the style that your new property should have. Of course, furniture is already a big part of the style, but you can change and direct it with accessories but especially with wall colors.

Some rooms do well with a normal white wall, because the furniture is very fancy and it is enough to put accessories to complete the style of the room. However, in a room with more subtle furniture, accents of color on the walls do very well. In general, it is advisable not to use too bright colors, as they can quickly make the room look very hectic and cluttered. For color accents, it is advisable to accentuate only certain areas of the room with it and not directly paint all four walls with it. For this, you should choose the right spot that supports the room in its style.

Another good tip to also make a room look taller is to not paint to the top of the wall, but leave a small border where the wall overflows into the ceiling with white paint. The room will look taller and therefore larger and more inviting. The texture of the wall is also key. For example, it makes a big difference whether you use ordinary woodchip wallpaper or leave the walls smoothly plastered.

It looks more elegant and softer to have the walls plastered, but is a greater expenditure of time – and money. Wallpaper also offers a great design surface. It is also recommended here not to resort to too colorful elements, but rather to subtle colors and great patterns. You can also use wallpaper to bring a certain flair to the room, such as photo wallpaper that depicts a brick wall and thus give the room an industrial look. Of course, the most important rule in interior design is ‘what you like is allowed’, but it’s worth looking at the latest trends and getting inspired.

https://www.instagram.com/p/BnoxgZxCRSW/?tagged=wallpaper

Decoration: Accents shape the room

After the arrangement of the furniture and the colors of the walls is determined, the room is ultimately completed by the right accessories. Often, and especially for inexperienced room decorators, it makes sense to get the accessories after the walls are painted and the furniture is in place. You can simply better visualize where a picture or plant would look best in the almost finished room. Accessories shape the room and ultimately, you’ll never really be done because great accessories can be found everywhere and you can always add to their collection. In general, you should decide on a color pattern and stick to it, their furniture and wall color should also fit into this pattern. For a plain room, fancy accessories, a special painting or a great big lamp to give the room some flair. In rooms with special statement pieces, such as a colorful sofa or a patterned wallpaper, more subtle accessories should complement.

The most important thing in interior design is that you follow your own style and design the room so that you feel comfortable in it. The most important thing is that you find yourself in the design and that it represents you as a person.