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hanspeter115 Sep 2021 10:43Hello everyone,
In a new development area, the municipality is selling plots for semi-detached houses. One of the requirements for applying for such a plot is a financing confirmation. From my understanding, a bank’s financing confirmation requires, among other things, details about the specific plot and the building project, including prices. Since the building project here is a semi-detached house, I wonder how one can provide such details without having spoken to the future neighbor of the second semi-detached unit, as the allocation has not yet taken place?
Do you first choose your preferred semi-detached house type on your own and use the information of the desired unit for the financing confirmation? How does the process usually work after the allocation of the plots? Do the two neighbors then sit down together to choose a semi-detached house? Their ideas could be completely different. So, do they already have to “match” in some way? What are your experiences?
Furthermore, the semi-detached house must comply with the requirements of the zoning plan (building permit / planning permission). So, these requirements must be provided to the semi-detached house providers at the beginning, right? Do they then check themselves whether their offer complies with the zoning plan, or is this the responsibility of the client (the homeowner)?
Based on these questions, it might be clear that I have no experience in this area yet. Thank you for your clarification.
In a new development area, the municipality is selling plots for semi-detached houses. One of the requirements for applying for such a plot is a financing confirmation. From my understanding, a bank’s financing confirmation requires, among other things, details about the specific plot and the building project, including prices. Since the building project here is a semi-detached house, I wonder how one can provide such details without having spoken to the future neighbor of the second semi-detached unit, as the allocation has not yet taken place?
Do you first choose your preferred semi-detached house type on your own and use the information of the desired unit for the financing confirmation? How does the process usually work after the allocation of the plots? Do the two neighbors then sit down together to choose a semi-detached house? Their ideas could be completely different. So, do they already have to “match” in some way? What are your experiences?
Furthermore, the semi-detached house must comply with the requirements of the zoning plan (building permit / planning permission). So, these requirements must be provided to the semi-detached house providers at the beginning, right? Do they then check themselves whether their offer complies with the zoning plan, or is this the responsibility of the client (the homeowner)?
Based on these questions, it might be clear that I have no experience in this area yet. Thank you for your clarification.
N
nordanney15 Sep 2021 10:46hanspeter1 schrieb:
As I understand it, for a financing confirmation from a bank, you need to provide details about the specific plot of land and the building project, including prices. Since the building project here is a semi-detached house, I wonder how you can provide this information without having spoken to the future neighbor of the second semi-detached house, as the allocation hasn’t even taken place yet?A financing confirmation should be sufficient just for the land purchase price. Who cares what you end up building (each semi-detached house can be built differently anyway).So just go to the bank and get such a document issued. It’s not worth the paper it’s printed on anyway.
E
erazorlll15 Sep 2021 11:18Hello hanspeter1,
we are currently also building a semi-detached house and have already gone through the whole process, so I can share our experience with you:
It depends on the bank, but usually not. We went to my personal bank back then and told them that we are applying for a plot and would like to build a semi-detached house on it if we get the plot. They quickly checked if we would potentially finance with them (and that the effort isn’t wasted). Then we went through a brief assessment with estimated values (plot cost x€, house approximately y€, additional costs approximately z€) to see if it’s feasible with our income. Afterwards, the bank issued a confirmation stating they would finance up to a total amount of x€. The whole process took less than 30 minutes. Our first plot application didn’t work out, so for each new application I just sent a short email to the financial advisor, who then adjusted the date and project on the confirmation and sent a revised one.
I would focus primarily on the plot first and then on the semi-detached house. As described above, you only need a rough estimate for the house. You can either take that from experience reports here or have 1-2 consultation meetings with home builders to get a rough calculation for your preferred semi-detached house.
In the end, it actually matters little to the municipality. Our financing confirmation back then was about two-thirds of the amount we are spending now. Later, you could build a very basic shell house or a luxury villa on it.
We bought our half when the neighbor wasn’t known yet. Of course, there is some risk that you won’t get along with your neighbor or your preferences are completely different. On the other hand, there are single-family home plots that lie so close together that you can always have bad luck with the neighbor. And what if the semi-detached neighbor sells their house again in three years?
The important thing is that the basic structure of the house is identical (roof shape and layout). You should discuss this with your future neighbor in advance and reach an agreement. If your roof tiles are gray and theirs are red, it might not look perfectly harmonious, but that’s not a big issue. However, if their house is 1 meter (3 feet) shorter, you will have to insulate your party wall additionally where it extends, etc.
We started planning and after a few months the neighbor was known. We exchanged ideas and roughly shared our plans and preferences. Our ideas matched quite well, and then things moved forward.
The ideal approach would be for you both to agree on a builder and house design together and plan and build jointly. This saves costs (just one site setup, etc.) and ensures everything fits together later.
It sounds like the two plots in your case are allocated at the same time?
This should be handled by the architect from the building company. It depends somewhat on your building method (prefabricated house, general contractor, architect with individual contracts, etc.).
We sent all plans and the development plan to our general contractor. They passed it on to the architect, who also checked whether everything was current and compliant. Then we discussed our preferences, and the architect created a design based on our wishes, their experience, and the requirements of the development plan.
We had a somewhat more complicated requirement in the development plan that the architect initially didn’t consider properly, and we pointed it out to them. So it’s always wise to familiarize yourself with it and review the plans and regulations yourself.
One important tip:
If at all possible, build with the same company. This saves you not only many costs but also a lot of inspections and coordination. Unfortunately, this was not the case for us. Our builder didn’t care what the neighbor was building, and the other builder didn’t care what we were building. We had to coordinate this ourselves and ensure the houses fit together later. Almost the foundation height of the neighbor did not match ours, but luckily we noticed and addressed it just in time. Now it looks like the houses will differ by a few centimeters in width.
If you have further questions, feel free to ask.
we are currently also building a semi-detached house and have already gone through the whole process, so I can share our experience with you:
hanspeter1 schrieb:
Hello everyone,
in a new development area, the municipality is selling plots for semi-detached houses. Among other things, a financing confirmation is required to apply for such a plot. As I understand it, to get a financing confirmation from a bank, you need to provide details about the specific plot and building project, including prices. Since the building project here is a semi-detached house, I wonder how you can provide this information without having talked to the future neighbor of the other half yet, given that the allocation hasn’t even happened?
It depends on the bank, but usually not. We went to my personal bank back then and told them that we are applying for a plot and would like to build a semi-detached house on it if we get the plot. They quickly checked if we would potentially finance with them (and that the effort isn’t wasted). Then we went through a brief assessment with estimated values (plot cost x€, house approximately y€, additional costs approximately z€) to see if it’s feasible with our income. Afterwards, the bank issued a confirmation stating they would finance up to a total amount of x€. The whole process took less than 30 minutes. Our first plot application didn’t work out, so for each new application I just sent a short email to the financial advisor, who then adjusted the date and project on the confirmation and sent a revised one.
hanspeter1 schrieb:
Do you first choose a preferred semi-detached house variant on your own and use the information of that preferred project for the financing confirmation?
I would focus primarily on the plot first and then on the semi-detached house. As described above, you only need a rough estimate for the house. You can either take that from experience reports here or have 1-2 consultation meetings with home builders to get a rough calculation for your preferred semi-detached house.
In the end, it actually matters little to the municipality. Our financing confirmation back then was about two-thirds of the amount we are spending now. Later, you could build a very basic shell house or a luxury villa on it.
hanspeter1 schrieb:
How does the process generally proceed after the plots have been allocated? Do the two neighbors then sit down together and choose a semi-detached house design? The preferences can be totally different. You would have to be compatible in some way, right? What are your experiences?
We bought our half when the neighbor wasn’t known yet. Of course, there is some risk that you won’t get along with your neighbor or your preferences are completely different. On the other hand, there are single-family home plots that lie so close together that you can always have bad luck with the neighbor. And what if the semi-detached neighbor sells their house again in three years?
The important thing is that the basic structure of the house is identical (roof shape and layout). You should discuss this with your future neighbor in advance and reach an agreement. If your roof tiles are gray and theirs are red, it might not look perfectly harmonious, but that’s not a big issue. However, if their house is 1 meter (3 feet) shorter, you will have to insulate your party wall additionally where it extends, etc.
We started planning and after a few months the neighbor was known. We exchanged ideas and roughly shared our plans and preferences. Our ideas matched quite well, and then things moved forward.
The ideal approach would be for you both to agree on a builder and house design together and plan and build jointly. This saves costs (just one site setup, etc.) and ensures everything fits together later.
It sounds like the two plots in your case are allocated at the same time?
hanspeter1 schrieb:
Also, the semi-detached house must comply with the requirements of the development plan. So this must be given to the semi-detached house providers from the start, correct? Do they then check themselves whether their offer complies with the development plan, or is it the client’s responsibility?
This should be handled by the architect from the building company. It depends somewhat on your building method (prefabricated house, general contractor, architect with individual contracts, etc.).
We sent all plans and the development plan to our general contractor. They passed it on to the architect, who also checked whether everything was current and compliant. Then we discussed our preferences, and the architect created a design based on our wishes, their experience, and the requirements of the development plan.
We had a somewhat more complicated requirement in the development plan that the architect initially didn’t consider properly, and we pointed it out to them. So it’s always wise to familiarize yourself with it and review the plans and regulations yourself.
One important tip:
If at all possible, build with the same company. This saves you not only many costs but also a lot of inspections and coordination. Unfortunately, this was not the case for us. Our builder didn’t care what the neighbor was building, and the other builder didn’t care what we were building. We had to coordinate this ourselves and ensure the houses fit together later. Almost the foundation height of the neighbor did not match ours, but luckily we noticed and addressed it just in time. Now it looks like the houses will differ by a few centimeters in width.
If you have further questions, feel free to ask.
G
GeradeSchräg15 Sep 2021 11:47You only need approval for the building plot.
However, it obviously makes sense to discuss with the bank what might be possible. If the budget isn't sufficient for the construction afterward, buying the land only makes limited sense.
However, it obviously makes sense to discuss with the bank what might be possible. If the budget isn't sufficient for the construction afterward, buying the land only makes limited sense.
hanspeter1 schrieb:
Since the building project is a semi-detached house, I wonder how it is possible to provide any details without having talked to the future neighbor of the other half, especially since the allocation hasn’t even happened yet?
Do you first pick your preferred semi-detached house version alone and use the details of that chosen property for the financing confirmation?
How does the process usually work after the plots are allocated? Do the two neighbors then sit down together and choose a semi-detached house? Their preferences could be completely different. So, you already need to “fit together” somehow, right? What are your experiences? First of all, let me sincerely congratulate you for realizing that a semi-detached house logically consists of just half of a whole—see also “A semi-detached house has TWO halves” (I’m not allowed to link the related post here, but a quick online search will help).
Your idea of communicating with the neighbor sharing the other half is excellent—I’m tempted to give you a “well done” card for that—and it will certainly pay off. Ideally, you should also plan together, although that doesn’t mean you need to build houses with the same style. The designs don’t even have to be similar, but your architects or planners should coordinate, especially if one party plans to build with a basement and the other without.
From your bank’s perspective, however, a semi-detached house is an independent financing unit, and the fact that the two parts share a common wall doesn’t change that. Imagine if everyone in a row of terraced houses had to deal with the same bank!
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