Apartment sales in Munich with Rogers Immobilien

A home is more than just four walls. The exterior appearance and the community of homeowners play a major role when selling an apartment in Munich. We highlight all the advantages of your property.

Conducting property viewings successfully

A viewing is an important step in the purchasing decision. That is why we always plan viewings optimal. During the viewing, we bring all our sales skills to bear to increase interest.

Successful viewings take time.
Time should not be saved during viewings. Quite the contrary. Inviting several prospective buyers to the same appointment can lead to many problems. If there is a bad-tempered prospective buyer among them, they can negatively influence the other interested parties. Ideally, prospective buyers should view the property one after the other. At the same time, every interested party should be given enough time to thoroughly inspect the apartment. We will also allow plenty of time for questions. It is advantageous if a potential buyer sees that they are not the only one interested in the condominium. This helps ensure that the purchase decision is made more quickly.

Prepare viewings well.
It is always good to show a property in good weather and sunshine, but unfortunately you cannot always choose that. Much more important, however, is to properly prepare the viewing appointment. Nothing should be left to chance. Prepare your apartment for the viewing as if you were expecting your best friends. Clean the apartment, tidy away all unnecessary items, and get fresh flowers. The apartment should also be well-ventilated and smell pleasant. Prospective buyers should feel at home right away. In the case of vacant apartments, we are always there before the prospective buyer and optimally prepare the property.

A well-thought-out route with a viewing concept makes sense and is effective. Interested parties should not wander aimlessly through the apartment. As sellers, we keep control and determine the course during the viewing in a friendly but consistent manner. This is perceived as pleasant by prospective buyers. They can remember the apartment and the information much better.

We consider in advance what furnishing options your apartment offers. Notes on potential placement options or positive lighting conditions emphasize the flexibility in furnishing.

Practical tips for preparing for property viewings:

• Clean up the apartment.
• Create a feel-good atmosphere:
  - Air out the room before the appointment - Be sure to avoid food odors.
  – Ensure good lighting.
  – Get fresh cut flowers.
  – Ensure a comfortable temperature in the apartment.
• Check floors, quick clean if necessary, especially for carpets.
• Make sure that walls, ceilings, and windows are in perfect condition.
• Is the basement clean, organized, dry, and ventilated?
• Do not leave valuables lying around (e.g., jewelry).

The apartment can well be after Home Staging appearance. Because the first impression counts! You achieve a higher price when selling, and if the apartment looks really good, it will also sell faster.

• We have all the necessary documents ready:
  Blueprints or brochures, floor plans, building description, last utility bill including information on the maintenance reserve, current financial plan, exposé for the prospective buyer, energy certificate
• We find out the prospective customer's buying motive by asking questions:
  Why is he looking for a new condominium?
  When does he want to move?
  What is particularly important to him about his new home?
• We are assessing the seriousness of the prospective buyer:
  What steps has he already taken regarding the financing?
  When does he want or have to move?
  How long has he been looking for a new condominium?
• We provide guidance on options regarding layout and furnishing.
• We are objective:
  We point out defects to prospective buyers and provide information on how and at what cost these can be remedied.

The supreme discipline: successful purchase price negotiation

Ideally, the hard work and preparation have paid off, and there are several buyers who want to purchase your apartment. Now we prove our Negotiation skills, to sell the property at the best possible purchase price. It is important to negotiate confidently and on an equal footing with prospective buyers. It is also important to find out whether the buyers have already held discussions with their banks regarding financing. We also let ourselves be Confirmation of financing submit.

What you should know about the real estate purchase agreement

The purchase agreement is drawn up by a notary. The Choice of notary is usually made by the buyer, because the buyer generally bears the costs for the Notarization of the purchase agreement. We are happy to recommend notarial offices with which we have had very good experiences. If the buyer needs to take out a loan to finance the purchase of the property, after the notarization of the purchase agreement, the notarial creation of a land charge to be carried out. The creation of the land charge should take place immediately following the notarization of the real estate purchase agreement. To this end, the buyer needs a land charge creation form from their financing bank, which they must present to the notary. We accompany the entire process and compile all information so that the responsible notary can prepare a draft purchase agreement.

Important content in the real estate purchase agreement:

• purchase item with exact description and land register details
• Contractual partner with precise identity
• Who is buying the condominium and in what shares?
• True purchase price
• What accessories are included?.
• List of land register entries
• Deadline for payment of the purchase price or due date of the purchase price.
• Payment terms.
• Regulations in case of late payment.
• What conditions must be met before the condominium is handed over?
• Transfer of risk.
• Transfer of ownership.
• Insurance, liability risk.
• Land registry declarations: Cautionary notice
• Powers of charge.
• Liability for mortgage interest.
• Power of attorney and instruction for execution to the notary.
• Legal consequences of breach of contract.
• Right of withdrawal.
• Cost assumption.
• Special features, such as usufruct rights and permanent residential rights, rights of use, etc.

The timeline after the notarization of the purchase agreement

Good preparation of the real estate purchase agreement ensures a fast process. The multitude of procedures that a notary has to process takes a lot of time. All necessary documents and important information will be sent to you automatically by the notary's office.

If you have any questions, please always provide the file number or deed number. You are, of course, also welcome to contact us. We will support you in all matters. The process of selling a piece of real estate may sound complicated, but it is a clearly structured procedure. We, as a real estate agency, will do everything to ensure that all preparations are made to expedite the procedures. Should you still be uncertain, please get in touch with us. In cooperation with the notary, we will discuss all processes with you.

The purchase agreement was notarized about 1 week ago.
A few days after the notarization, the buyer and seller receive a notarially certified copy of the purchase agreement. The notary handles the application for the conveyance for the buyer at the land registry office. With the entry of the conveyance caution (preliminary notice), it is apparent to everyone that the buyer has a claim to the sold property.

The purchase agreement is notarized for 4 to 10 weeks.
About four to nine weeks after the purchase agreement becomes legally effective through a notary, the buyer will receive the property transfer tax assessment from the tax office. The buyer should transfer this on time to the responsible tax office, because only after payment will the buyer receive the tax clearance certificate required for the transfer of ownership.

As a general rule, the notary will only send the purchase price maturity notice to the buyer once they can guarantee that, in the event of payment, the buyer will also receive ownership in accordance with the contract. This includes the entry of the priority notice of conveyance in the land register at the agreed priority rank, the deletion of existing encumbrances if these are not being assumed by the buyer, and, in the case of the sale of a condominium, the consent of the condominium association's property manager.

When selling real estate, a negative certificate from the municipality stating that it waives its right of first refusal is also required. We, as your real estate agency, are happy to assist you in obtaining the documents. Once the buyer has received the notification of purchase price maturity, they have time to transfer the purchase price until the deadline agreed upon in the purchase contract. If the buyer assumes the remaining loan of the bank mortgage registered in the land register in the name of the seller's bank, the seller will only receive the remaining amount of the purchase price in their account.

The purchase contract is notarized for 6 to 12 weeks.
Once the receipt of the full purchase price in the seller's account has been confirmed, the notary submits the application for the transfer of ownership to the land registry office. The buyer also becomes the possessor at that time and is entitled to use the acquired property. However, all obligations and burdens, such as the duty to maintain public safety on the property, are also transferred to the buyer. If the seller still receives invoices related to the property, they can forward them to the buyer.

The purchase agreement is notarized for 5 to 12 months.
During this period, the buyer is finally entered into the public register, the land register, as the owner of the property or land. Both parties are informed by the notary via a registration notice when the process is complete. In addition, the building insurance is transferred to the buyer.

Immediately after the transfer of ownership, the building insurance company must be notified in writing. It does not matter whether the seller or the buyer does this. Afterwards, the buyer has the right to cancel the insurance within one month, either with immediate effect or at the end of the insurance period.

The change of ownership must be reported to the tax office for the purpose of land tax within three months of the transfer of ownership. Please keep in mind that these are only estimated timeframes which vary from case to case and can also be significantly exceeded.