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  #41  
Old 20.10.2010, 18:04
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Re: The "Buying a house in Switzerland" thread

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Congrats! That sounds fantastic...

What percent of deposit did they require?

And what kinds of documentation do they require?

all wanted 20% one was going to be flexable I think when he thought my gbp account was in chf lol.

they wanted our permits, passports, pension statement, salary info, the house documents (sorry don't remember there names, valuation stuff and insurance etc) the seller will know what they need to provide, then we had all the reciepts etc the current owner spent on the refurbishment, I think the secret here is you can't have too much info for them. they asked us what other houses we had seen etc and if we thought the price was fair, so being able to say yes and give details also seemed to please them.


Edit: the house documents needed were (sorry only know the german names):
Grundbuchauszug (like UK land registry document)
Versicherungspolice (insurance policy) - we got a copy of this from the owner along with the other documents
Schätzungspolice - not really sure what this is

Last edited by bigblue2; 20.10.2010 at 18:21.
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  #42  
Old 20.10.2010, 19:34
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Re: The "Buying a house in Switzerland" thread

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a I understand it notary fee's vary from canton to canton
Fyi, our notary fee total was 6000 francs which we split with the seller. So for us the total was 3K. The house was about 700K. Kanton Aargau.
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  #43  
Old 20.10.2010, 19:38
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Re: The "Buying a house in Switzerland" thread

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You should read the Credit Suisse report on their website. Single family houses are now 7.5 times the average swiss income and there is decreased demand for them, so they are building even fewer. There is something about how non-urban property can be effected more by the recession and job losses too. With the US trying to stop a double-dipped recession, it is certainly an interesting time to buy.
I have also heard from a few people not to touch new build property as the build quality (stud walls etc.) is poor.
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  #44  
Old 20.10.2010, 20:04
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Re: The "Buying a house in Switzerland" thread

Great news, BB2! Sounds like you are well on your way. Exciting times, eh?

Hope the rest of the process goes smoothly.
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  #45  
Old 21.10.2010, 08:32
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Re: The "Buying a house in Switzerland" thread

very interesting thread for me to read since we are close to buy an house and sign the final contract. we are still in the negotiation phases (the contract and building description are very poorly described and we want clarification and amendments to the contract) and always wondered what the other buyers of the same projects are negotiating to. my assumption is that if we come all together before we sign the contract we could force them to do some changes on the contract and get better conditions for all of us. thus my question to you is: do you know anybody buying an house in arlesheim (BL) in the waldstrasse/hangstrasse area? it is a project with 12 houses...
thanks for any info you might have
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  #46  
Old 21.10.2010, 08:48
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Re: The "Buying a house in Switzerland" thread

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it is a project with 12 houses...
thanks for any info you might have
I would look at what it is being built of (materials - including internal walls) as the build quality has gone down hill as the developers have got greedier.
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  #47  
Old 21.10.2010, 14:49
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Re: The "Buying a house in Switzerland" thread

I totally agree with you. In our building documentation there is no details of the internal and external walls. We do know how thick they are, which material they will use (considering that the house is build on the hill, we want to know what they plan to avoid water leakage) BUT we know that the walls will be white
isnt that crazy?
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  #48  
Old 21.10.2010, 14:51
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Re: The "Buying a house in Switzerland" thread

They should be built following the "SIA Norm", it's a certified standard for building works. If, in addition to that, they are Minergie certified houses, you get to make extra tax deductions. At least that's what my uncle, who's an architect, says.
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  #49  
Old 21.10.2010, 15:48
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Re: The "Buying a house in Switzerland" thread

yes, it is minergie, but still not clear how thick will be teh walls and what material they will use
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  #50  
Old 21.10.2010, 16:16
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Re: The "Buying a house in Switzerland" thread

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yes, it is minergie, but still not clear how thick will be teh walls and what material they will use
Being nosey - and liking houses, I had a quick look at what you are getting and on the website for the build, it gives you a fair bit of information about the walls and floors:

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Wände
Fundamentplatte und erdberührte Aussenwände werden in wasserdichtem Stahlbeton erstellt. Die Aussenwände sind entsprechend den heutigen Vorschriften aus Backsteinmauerwerk mit der Aussenwärmedämmung und Aussenputz versehen, die Innenwände als Backsteinmauerwerk mit Grund- und Deckputz oder als Leichtbauwände mit Abglättung.

Decken
Stahlbetondecken mit Überzug, Unterschicht in Weissputz ausgeführt. Dachaufbau Flachdach aus Stahlbeton mit Dampfsperre, Isolation und Wasserdichtung sowie einer extensiven Begrünung.

Böden
In den Zimmern werden die Böden in Stahlbeton mit einer Trittschalldämmung und Unterlagsböden ausgeführt. Die Bodenbeläge (Keramikplatten oder Parkett) können gemäss Budgetbetrag vom Eigentümer gewählt werden. Im Kellergeschoss wird der Betonüberzug gestrichen, optional und vereinzelt können die Räume des Untergeschosses auch beheizt werden. Hobbyraum ausgebaut.
If you want to know the thickness of the walls, can't you just look at a copy of the plans or ask the architect?

If it's Minergie, the walls will be thick!
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  #51  
Old 21.10.2010, 17:55
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Re: The "Buying a house in Switzerland" thread

so it seems the owners may have told a little lie, the easy to convert into living space barn turns out isn't so easy, well, unless we want to spend 200k chf doing it.

its not a deal breaker, but why they said that when clearly it isn't so simple is beyond me.
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  #52  
Old 21.10.2010, 17:59
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Re: The "Buying a house in Switzerland" thread

I dont understand why the notary fee is so expensive..

Like 4-5% fee in Vaud/Geneva.. on a million CHF property. 50ks to sign some papers?

Back home in Ireland, its like 2k EUR.

Why are these fees so high?
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  #53  
Old 21.10.2010, 18:01
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Re: The "Buying a house in Switzerland" thread

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I dont understand why the notary fee is so expensive..

Like 4-5% fee in Vaud/Geneva.. on a million CHF property. 50ks to sign some papers?

Back home in Ireland, its like 2k EUR.

Why are these fees so high?

tax, just the same as stamp duty in the uk
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  #54  
Old 21.10.2010, 18:02
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Re: The "Buying a house in Switzerland" thread

Is it also 4-5% in the UK?
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  #55  
Old 21.10.2010, 18:05
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Re: The "Buying a house in Switzerland" thread

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so it seems the owners may have told a little lie, the easy to convert into living space barn turns out isn't so easy, well, unless we want to spend 200k chf doing it.

its not a deal breaker, but why they said that when clearly it isn't so simple is beyond me.
I am not sure I understand correctly what you've written here, but it seems to me that you are buying a farmhouse which has been partially renovated by the previous owner and you were planning to do some additional renovation yourself.

Renovation projects costs an arm and a leg here, so anyone counting on buying a run-down place and investing a bit on the side to renovate will soon discover that even very straightforward projects in an average house (replacing a kitchen and bathrooms, new flooring, painting) cost at least 200,000 CHF, often much much more, especially if you need to replace the heating sytem or install new windows (or God forbid -- fix the roof). This is why people here rarely rip out perfectly good kitchen units or otherwise 'personalise' their new homes the way they do on BBC.
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  #56  
Old 21.10.2010, 18:12
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Re: The "Buying a house in Switzerland" thread

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I am not sure I understand correctly what you've written here, but it seems to me that you are buying a farmhouse which has been partially renovated by the previous owner and you were planning to do some additional renovation yourself.

Renovation projects costs an arm and a leg here, so anyone counting on buying a run-down place and investing a bit on the side to renovate will soon discover that even very straightforward projects in an average house (replacing a kitchen and bathrooms, new flooring, painting) cost at least 200,000 CHF, often much much more, especially if you need to replace the heating sytem or install new windows (or God forbid -- fix the roof). This is why people here rarely rip out perfectly good kitchen units or otherwise 'personalise' their new homes the way they do on BBC.
the house has already been renovated, it has a barn attached with access etc into the house and the owners said it would be easy to make into living space. except due to somthing todo with the roof you can't, you would either need to build rooms inside the barn, or replace the roof, so 200k to replace the roof and have a nice big spaceous room, or 90k to have a box built into the barn. frankly both quotes take the piss! been quoted 30k to put electrics and a wood burner in there, again, a total piss take.

so its either a non starter, or I bring my tools over from the uk.
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  #57  
Old 21.10.2010, 18:30
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Re: The "Buying a house in Switzerland" thread

Here is our experience so far.

Finding the house:
Depends on how picky etc you are, but for what we wanted there was not a lot around. We got lucky and found the house we wanted. Experience, you need to keep looking. And the general rule is that what goes on homegate is normally the stuff that can't be sold quickly otherwise. We went direct to the developers, the agents etc. (by the way being an estate agent in Switzerland must be the most relaxing job in the world).

Financing side
Opposite others here we have had really good experience with CS and not so good with one Kanton bank. I think ultimately it comes down to a few things:

1. Who you get to speak to. The guy we have been talking to is a pretty senior guy and is excellent. He knows his stuff, perfect English and also knows the UK mortgage system, so was able to explain differences etc.

2. Existing relationship. We have been banking with CS since we moved here. They therefore have a good track record of money coming in, going out and other activities.

3. House price / loan value and income. Yep, I am sure you are treated differently if you are bying a 3m house or a 500k house, or if you earn 500k or 80k. Understandable I guess.

Their rates were competitive to what else I saw and they have been flexible in terms of inception, bridge and LTV. So we are pretty happy campers with CS.


The latest
We went to the notary yesterday and signed the contracts - so we are officially on the hook. House not ready for another four months.

Overall experience
The last house we bought and sold was in the UK and I totally agree with BB2, the experience here is just SO much better. But I would say, buying in CH is not for everybody. You need to take a fairly long term view and compared to the UK you do need to stump up a decent amount of cash.

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  #58  
Old 21.10.2010, 19:08
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Re: The "Buying a house in Switzerland" thread

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Being nosey - and liking houses, I had a quick look at what you are getting and on the website for the build, it gives you a fair bit of information about the walls and floors:



If you want to know the thickness of the walls, can't you just look at a copy of the plans or ask the architect?

If it's Minergie, the walls will be thick!
Hi tom, yes, we checked the plan. the wall are 15 cm, but according to minergie standard they should be above 25cm. any way my quetsion remains if someone knows anyone on thsi project as well.
I am not sure whether and where here I can put a post with this question...
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  #59  
Old 21.10.2010, 20:29
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Re: The "Buying a house in Switzerland" thread

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the house has already been renovated, it has a barn attached with access etc into the house and the owners said it would be easy to make into living space. except due to somthing todo with the roof you can't, you would either need to build rooms inside the barn, or replace the roof, so 200k to replace the roof and have a nice big spaceous room, or 90k to have a box built into the barn. frankly both quotes take the piss! been quoted 30k to put electrics and a wood burner in there, again, a total piss take.

so its either a non starter, or I bring my tools over from the uk.
Ah, welcome to the wonderful world of buying a fixer-upper in CH.

Having been burnt once, and since having seen so many sellers/agent who are just a tad 'economical with the truth': take everything with a grain of salt, multiply any estimate by 2 (or 3) and verify everything yourself. And then get it in writing.

Seriously - before signing on the dotted line, do not take anything a seller or agent tells you as gospel. Go to the Bauamt yourself to check on whether something is permissible or not, and have an architect or general contractor do a walk through for an estimate of what renovations will cost.

(We did this for a house we ended up not buying - the cost of the architect's time was ca.1500. Wish we had done so for the house we did buy... Will do so next time. )

Re: the barn you are planning to renovate. Do verify that conversion of an agricultural building into a living space is really allowed - I've seen a few where it is not. In these cases, the property was defined as X m2 building land, and Y m2 agricultural land - and the Ausnutzungsziffer was based on the building land only. So, a barn conversion would have given more living space (m3) than allowed against the building land - even though there was plenty of extra land around it. It's a not uncommon issue in areas zoned agricultural.

(I'm hoping, should I ever find my farm, that my plan to convert a barn into a comfy heated... ahem... 'Hundspielhalle' could argue that the space is still in agricultural use. A bit of a stretch, I know.)

By the way, if you are at all handy, don't be afraid of doing things yourself. Hornbach is your friend.

Best of luck!
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Old 21.10.2010, 20:35
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Re: The "Buying a house in Switzerland" thread

cheers, we already checked and we can do anything we want with the building. Yep I can do most stuff myself having reovated a house in the uk, inc building a garage, electrics, bathrooms, stud walls, plumbing etc so its not a problem to do things myself.

we don't need the barn converted, it was just mentioned and I liked the idea of having a huge living room a 'Hundspielhalle' sounds like the best plan

I just cannot understand how some wiring and a wood burner can cost 30k?? I've been here long enough to accept swiss prices, but come on, builders here must out earn bankers.
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