Independent mortgage advice: why it makes a difference

If you’re looking to buy a house, and you are new to the Netherlands, it’s good to know this: unlike in many other countries, you don’t secure your mortgage before you start house hunting. 

Instead, you agree on the purchase of a home (buy signing a purchase contract), and only then do you formally apply for a mortgage. That’s why most people speak to a mortgage advisor first: they want to know their borrowing power before they start bidding.

What many people don’t realise, though, is that not all mortgage advisors work in the same way. Some are independent, others are not. It may sound like a small detail, but in practice, it can have a big impact.

In this blog, Maikel Ros, Mortgage Consultant International Clients, explains the difference and what it means for you.

What’s the difference between independent and tied advice?

Not every mortgage advisor has access to the same lenders or products.

Tied advice

A tied advisor works with one or a limited number of lenders. That means the advice you receive comes from a smaller pool of options. “You’re essentially looking at just a slice of the market”, says Maikel.

In practice, this means:

• You choose from a limited selection
• Comparisons are made within that selection
• The advice is linked to the lenders the advisor works with

If you go directly to a bank, the advisor there is always tied to that bank. They can only recommend their own products. “Even if there’s a better option elsewhere, it won’t be part of the advice”, Maikel explains. “Not because they don’t want to help, but because they simply can’t.”

That doesn’t necessarily make the advice wrong. But it does mean you’re not seeing the full picture.

Independent advice

“At De Hypotheekshop Haarlem Centrum, we give independent advice. I start with your situation and your plans, and then search across more than 40 lenders to find a mortgage that truly fits. My advice follows your needs, not the other way around”, Maikel explains.

Why this difference matters

At first glance, choosing a mortgage might seem all about interest rates. But there’s more to it than that.

Think about questions like:

• Can you make extra repayments without penalties?
• What happens if you decide to move?
• How easy is it to access your home equity?
• Can you rent out your home for a longer period of time?

Maikel: “The real differences between lenders are often hidden in these kinds of conditions. I lay all the options side by side and translate them into what they mean for you. Not just today, but in the years ahead.”

The benefits of independent advice

So what does this mean for you in practice?

• More choice
  Access to a wide range of lenders instead of a limited selection
• A fair comparison
  Not just interest rates, but also conditions and flexibility
• Advice that fits your life
  Whether you’re a first-time buyer, moving up of self-employed
• Future-proof thinking
  We don’t just look at what works now, but what will still work later
• No hidden preferences
  The advice isn’t influenced by one specific lender
• More flexibility in your mortgage
  For example when making extra repayments, renovating, or moving
• Clarity and peace of mind
  You know all options have been considered and you’re making a well-informed decision

When independent advice becomes even more valuable

“Especially in situations where things are a bit more complex independent advice can really make a difference”, says Maikel. For example, when you’re buying your first home in the Netherlands, when you have a non-standard income (like being self-employed) or have plans to renovate or make your home more sustainable. “In these cases, you don’t want a limited view. You want the full picture.”

A decision that stays with you

A mortgage isn’t something you choose for a year or two. It’s a decision that often stays with you for 20 to 30 years.

“You’re making a long-term commitment,” Maikel says. “So it’s important that it doesn’t just work now, but still fits your life years down the line.”

Independent advice helps you get there. By looking wider, comparing honestly, and making choices that still make sense in the long run.

Curious about your options?

“We’re happy to think things through with you,” Maikel says, “and give you a clear picture of what’s possible and what makes sense for your situation.”