A bad idea for your financing?

You just came across the perfect announcement: a fascinating «Fai» apartment, in summer, frantic compromise period. Euphoria wins you. Above all because the agent reassures you: the agency's commissions are «dependent on a seller». Good news, right? It is not so sure. Behind this apparently advantageous formula hides a formidable mechanics that can weaken all your mortgage assembly. Because when the Agency's commissions are not attributed to the buyer, it is the financing plan that takes a blow – and sometimes the entire project.

What does «Agency commissions dependent on the seller» means

In a compromise of sales, which pays what is never a trivial detail. If the agency's commissions are borne by the buyer, the sales price of the net seller is clear and the rest logically follows. But if the costs are a session, they are integrated into the overall price displayed, which changes the situation on multiple fronts.

Imagine a property displayed € 250,000 ISP, with 5 %commissions. If these costs are borne by the buyer, the net seller amounts to € 237,500. But with a seller, the net price remains of € 250,000 and the commissions of € 12,500 are in addition to the calculation of the notary. The same price shown, two different legal realities.

It is the detail of the compromise that decides who supports them … and this changes everything.

Direct impact on your mortgage

Banks rarely finance the commissions of the agencies if you consider the seller. Because in this case, these commissions become invisible in the financing plan and cannot be included in the amount of the loan granted.

Make a concrete example. Signature for a property for € 250,000, including € 10,000 in agency commissions. If these are your responsibility, the loan can integrate this amount. If it is the seller who supports them, the financial amount stops at a net seller of € 240,000. So you have to remove these € 10,000 pocket.

This assembly can reduce the budget room for the maneuver from 5 to 8 %, in particular for buyers of young people or ptz. A delta that can cause a bank refusal if your contribution is right.

What changes for expenses for notions

Another feared fear: commissions for notions. These are calculated on the basis of the price of the net seller … unless the agency commissions are borne by the seller. In this case, they are integrated into the tax base, mechanically increasing the costs to be paid.

On a good of € 250,000, with € 10,000 of commissions, the difference can go to € 700 to € 900 in additional costs if the commissions are a seller. It seems minimal? Not when every euro of contribution is counted in a high rate context.

• Buyer loading agency commissions = reduced base taxable
• Commissions of agency dependent on the seller = higher notary taxes

Is it always a bad idea? Not necessarily

Not all cases are created equal. If the seller accepts an overall drop in prices, the fact that he takes care of the commissions can be neutral, even advantageous.

Another situation: some banks, faced with a good borrowing profile, agree to finance a greater amount by integrating the costs. It is still necessary to be expected and validated with your broker.

Finally, direct negotiation with the agency on the commissions structure can unlock a more balanced compromise.

It all depends on your contribution, the real network seller and the broker's speech.

What should you check in your compromise?

The crucial line: what indicates the accusation of commissions. Do not trust the announcement «Fai», but of the mention in the pre-contract.

Before signing, simulates with your bank if the distribution changes the financial base. Some notaries warn you, others don't. Be proactive.

And above all, do not transmit a loan request without verifying how the compromise structure the costs.

What I think of this too little known mechanic

A trap for buyers for the first time, a poorly controlled lever.

This type of clause seems trivial, but it can literally overturn the financial balance of a purchase project. Especially in a context of high rates in which every euro of contributions counts.

What strikes me is that too few agents clearly explain it to buyers and that the banks themselves do not always anticipate it. Result: loan waste or deciduous compromises due to some poorly understood lines.

If you are a buyer, request clarity from the beginning. And if you are a seller, don't think it is neutral for your future buyer. In both cases, anticipate, simulate and ask questions.

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