English-Speaking Notaris Netherlands 2026: What It Costs

Short answer: A Dutch notaris is an impartial public officer appointed by the Crown who executes certain deeds: property transfers, mortgage deeds, marriage contracts, wills and company incorporation. The notaris does not represent one side. Fees are free, so ask for written quotes. According to notaris.nl, the transfer and mortgage deeds together cost around EUR 1,300 including VAT, and a will starts at around EUR 650 including VAT.

Most expats meet a notaris when they buy a house. Others need one for a will, a marriage contract or a company. This guide covers what a notaris does, what to expect, what it costs and how to find one who can explain things in English.

💡 For broader Dutch legal context, see our Dutch bureaucracy survival guide and inheritance law for expats.

Quick answer: You need a notaris to transfer a house, take out a mortgage on Dutch property, make a will, make marriage conditions or incorporate a BV. The buyer usually chooses the notaris for a house purchase. Ask several offices for a written quote, and ask how they will explain the deed in English.

What a Dutch Notaris Is

A notaris is a legal officer appointed by the Crown with the exclusive right to execute certain deeds (notariële akten). The role is impartial: the notaris checks that a deed is legally correct and that the parties understand it, and does not represent one side. That is why one notaris can handle the deed for both buyer and seller in a house sale.

Acts that require a notaris include:

• Property transfer (leveringsakte): the transfer of a house, apartment or land.
• Mortgage deed (hypotheekakte): a mortgage on Dutch property.
• Will (testament): a will is a notarial deed (notaris.nl). See our inheritance guide.
• Marriage conditions (huwelijkse voorwaarden) and partnership conditions.
• BV or NV incorporation.

A declaration of inheritance (verklaring van erfrecht) is usually needed so that banks release a deceased person’s accounts.

When You Will Need One as an Expat

Buying a House

For a house purchase the notaris prepares the transfer deed based on the purchase agreement, investigates the property, and makes sure that the bank and the seller receive their money at the moment you become the owner (notaris.nl). If you take a mortgage, the same notaris normally draws up the mortgage deed at the same signing. The notary costs are part of your kosten koper.

See our Dutch mortgage explained and buying a house in NL guide.

Making a Will

A will must be made at a notaris; a will you write yourself is not valid under Dutch law (notaris.nl). For expats with assets or family in several countries, see our inheritance law and wills guide.

Getting Married or Entering a Partnership

If you marry in the Netherlands without marriage conditions, since 1 January 2018 you marry in limited community of property (beperkte gemeenschap van goederen): possessions and debts you had before the marriage stay yours, those arising during the marriage are joint, and inheritances and gifts stay personal unless stated otherwise (notaris.nl; Juridisch Loket). If that does not fit your situation, for example because you have assets abroad, ask a notaris about marriage conditions before the wedding.

Starting a BV

A BV or NV is incorporated by a notarial deed. Registering as a sole trader (ZZP) with the KvK does not require a notaris. See our ZZP registration guide.

Receiving an Inheritance

If someone leaves you Dutch assets, you usually need a verklaring van erfrecht, which a notaris issues, before banks release funds.

What It Costs

Notary tariffs are free (vrij): each notaris decides its own tariff, as a fixed amount, an hourly rate or a combination, and the KNB advises asking several notaries for a quote (KNB; notaris.nl).

• House purchase: the mortgage deed and transfer deed together cost around EUR 1,300 including VAT, with prices differing per notary office (notaris.nl). On top of that you pay Kadaster registration costs, transfer tax (overdrachtsbelasting) and agent fees.
• Will: costs start at an average of around EUR 650 including VAT; the final price depends on your wishes, situation and the time spent, and each office has its own price and service (notaris.nl).
• Other acts: ask for a written quote.

Some notaries advertise a low entry price and then add extras, so always ask about additional costs (notaris.nl). People with a limited income or assets can qualify for a lower tariff for family matters such as wills and marriage conditions (KNB).

Always Get a Written Quote

Before instructing a notaris, ask for an offerte describing the services and the tariff, and compare several offices. State exactly what you need, for example “transfer deed and mortgage deed for address X”.

To compare notary offices on price, you can also use HuisAssist, a Dutch-language site. According to HuisAssist, you enter your location, the service you need and your budget, and see prices from providers side by side, for services such as a notaris. HuisAssist says the comparison is free and non-binding, with no account needed. Ask the office itself whether it can explain the deed to you in English.

How to Find an English-Speaking Notaris

1. Ask your network. If you know expats who bought a house in your area, ask whom they used.
2. Use the KNB search. On notaris.nl, the “Zoek een notaris” tool lets you search by place and filter by language, including English.
3. Ask the office directly. Under Article 42 of the Notaries Act, when a party does not sufficiently speak Dutch and the deed is executed in Dutch, an interpreter is required; the KNB notes that a notaris may be able to fulfil the duty to inform by discussing the deed personally in English (KNB). Ask what the office would do in your case.

When you choose, ask for a written quote, ask how quickly the office replies, and ask whether it has experience with cross-border situations such as wills involving foreign assets.

What Happens at the Signing

You normally receive the draft deeds in advance. Read them and ask for explanations. At the signing the notaris goes through the deed and checks that you understand it and consent, and then the deed is signed. After the signing the notaris registers the transfer at the Kadaster, and the money goes to the bank and the seller at the moment you become the owner (notaris.nl).

When You Need a Notaris vs an Advocaat

A notaris executes deeds: a house transfer, a will, marriage conditions, a BV incorporation. An advocaat (lawyer) represents one party, for example in an employment dispute, a divorce, a court case or an immigration appeal. For some situations you need both, for example an advocaat to negotiate a divorce settlement and a notaris to execute the property transfer that follows.

Common Mistakes Expats Make

• Accepting the first notaris suggested without comparing a written quote.
• Skipping the will. Without a will, Dutch intestacy rules apply, which may not match what you want; see our inheritance guide.
• Not knowing the marriage default. Check the default regime before the wedding.
• Assuming a notary elsewhere does the same job. The Dutch notaris is a legal officer with a broader role than a notary who only witnesses signatures in some other countries.
• Not asking questions. Ask the notaris what each clause means.

Insurance Around Property

When you buy property, your mortgage lender typically requires building insurance (opstalverzekering), and you may want contents insurance (inboedelverzekering). Compare cover levels and exclusions in each insurer’s policy conditions.

Final Thought

Understanding the notaris role helps you make the right choices: compare written quotes, check how the office will explain the deed in English, and do not skip the consultation for a will or marriage conditions.

For the surrounding admin, see our first 30 days checklist, moving to NL guide and bureaucracy survival guide.

External source: IND — Residence permits — independent information on this topic.