Should you contact your bank before or after finding a property?

Both. First, to get an agreement in principle (pre-qualification) that gives you a borrowing capacity range. Then, once the sale agreement is signed, to obtain a firm offer conditional on the analysis of the property.

How many banks should you consult for your mortgage?

At least 3 offers: your current bank, a competing bank and ideally a broker who compares several institutions. The negotiation margin can reach 0.3 to 0.5% on the rate.

Which documents should you prepare for a bank appointment?

The last 3 payslips, the employment contract, the last 2 tax assessments, bank statements from the last 3 months, ID card, the sale agreement (if already signed), the EPC certificate and proof of savings or own contribution.

When and how to approach a bank for a mortgage in Belgium

When to contact your bank — before or after finding the property?

This is the question everyone asks. The honest answer: both. A mortgage is built in several steps, and each one matches a different bank contact.

💡 The two-step logic

Step 1 — Before the visits: you obtain an agreement in principle (also called pre-qualification). The bank assesses your borrowing capacity based on your income and gives you an indicative range.

Step 2 — After the sale agreement: you submit a firm application. This time the bank analyses the property itself (valuation, mortgage) and issues the official offer.

3 to 6 months before the purchase — You prepare You calculate your borrowing capacity with our simulator, clean up your accounts, gather your documents and save as much as possible for your contribution.

Before the visits — Agreement in principle Appointment with your bank (or a broker) to obtain a letter of agreement in principle. It gives you your price range and makes you credible to sellers.

Property found — You compare offers Consult a minimum of 3 institutions. You sign the sale agreement with a suspensive condition for loan approval.

After the sale agreement — Firm offer The bank appoints an expert to value the property, then issues the official offer. You have a legal cooling-off period.

4 months max after the sale agreement — Authentic deed Signature at the notary, release of funds. The loan starts running.

⚠️ Never sign a sale agreement without an agreement in principle

If the bank refuses your file afterwards, the suspensive condition for loan approval protects you — but it must be explicitly written in the sale agreement. Without it, you can lose 5 to 10% of the property price in compensation.

Which bank to choose — your current bank, a broker or a competitor?

You have three options to get your mortgage. Each has its strengths. The most common mistake is to stick with your historical bank out of convenience.

Option	Advantages	Disadvantages
Your current bank	Already knows your profile, faster file, sometimes better relationship offer	No competitive pressure, you negotiate from a weak position
Mortgage broker	Compares 10+ banks in a single process, market expertise, time saving	Fees (often paid by the bank, sometimes by you), variable quality
Competing bank	Often better offer to attract a new client, negotiation leverage	Requires transferring your accounts, heavier file to put together

In practice, the winning combination: your bank + a broker + a competing bank. You put all three in competition. Always check that the broker is registered as a mortgage credit intermediary with the FSMA — it's mandatory in Belgium.

💡 The myth of bank loyalty

Many people think their bank will "reward them" for 10 years of loyalty. The reality is more nuanced: loyalty helps marginally, but competitive pressure weighs 10 times more heavily in the final negotiation.

The documents to prepare — the complete checklist

A complete file on the first try is a file that moves fast. Here is everything you need for a serious bank appointment. Print this list before your meeting.

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Identity and civil status ID card (front and back), household composition, marriage contract or legal cohabitation agreement if any.

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Proof of salaried income The last 3 payslips, the employment contract (and amendments), the employer's certificate. To understand your payslip, we have a dedicated guide.

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Proof of self-employed income (if applicable) The last 3 balance sheets, profit and loss accounts, tax assessments, recent accountant's certificate.

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Tax The last 2 tax assessments (tax return + tax calculation) issued by the FPS Finance.

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Bank statements The last 3 months for all your current and savings accounts. The bank tracks overdrafts, gambling and suspicious spending in them.

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Contribution and savings Proof of savings (savings books, investments, ETFs), documented family donations. See our guide on saving for a property purchase.

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Current loans Amortisation schedules for all your loans (car, consumer, student). The bank also automatically consults the Central Individual Credit Register (NBB).

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Property documents (after sale agreement) Signed sale agreement, EPC certificate, seller's title deed, plans, co-ownership charges if an apartment, condition of the property.

What the bank will analyse in your file

Understanding the criteria means knowing where to push. The bank does not decide on a feeling — it follows a precise analysis grid, framed by the recommendations of the National Bank of Belgium (NBB).

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Maximum debt ratio recommended by the NBB

10-20%

Expected personal contribution (fees included)

90%

Standard LTV ratio for a first-time buyer

Borrowing capacity — Your monthly repayments must not exceed about a third of your stable net income. Calculate yours here.
Personal contribution — The higher it is, the better your rate. A contribution of 20% or more sends a very positive signal.
Borrower profile — Professional stability (permanent > fixed-term > recent self-employed), age, family situation, banking history.
Guarantees — The mortgage on the property itself, sometimes supplemented by a mortgage mandate or a guarantor.
The property — Location, condition, appraised value, EPC. A property with a poor energy rating can reduce the LTV granted.

💡 Why the EPC matters to the bank too

Since the 2020 NBB recommendations and the European regulatory evolution, banks take the EPC into account: a property rated F or G generates heavier energy costs that reduce your effective repayment capacity.

How to optimise your file before the appointment

Do you have 3 to 6 months ahead of you before walking through the door? Make the most of it. Here are the concrete levers that make the difference on your file.

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Clean up your accounts for 3 months No overdrafts, no rejected direct debits, no transfers to gambling or risky trading sites. The bank goes through your statements.

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Consolidate or pay off your consumer loans Each ongoing loan reduces your borrowing capacity. If possible, pay off small loans (car, revolving credit) before the application.

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Show regular and stable savings A monthly transfer of 300-500 € to your savings account over 6-12 months proves your discipline. It counts as much as the amount saved.

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Avoid any recent job change If you are thinking of resigning or going self-employed, wait until after signing the deed. The bank often requires at least 6-12 months of seniority in the current position.

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Document your additional income Rental income, recurring bonuses, 13th month, holiday pay: anything recurring and provable increases your capacity.

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Prepare a precise project Price range, type of property, targeted municipalities, desired loan duration. A borrower who knows what they want reassures the bank.

🧮 Know your borrowing capacity before the appointment

Our free simulator calculates your maximum capacity based on your income, expenses and contribution — in 2 minutes.

Calculate my capacity →

The appointment itself — questions to ask

The appointment is a two-way conversation. The bank assesses your profile, but you also assess their offer. Come with a list of precise questions. Here are the most important ones.

💡 The 8 questions you absolutely must ask

Fixed or variable rate — what formulas do you offer (10/5/5, 20-year fixed, etc.) and what are their exact rates today?
Loan duration — what duration do you propose, and what is the maximum duration accepted given my age?
LTV ratio — up to what percentage of the property's value do you lend me?
Modulation — can I temporarily suspend repayments in case of hardship?
Outstanding balance insurance — is it mandatory at your bank? Am I free to take it elsewhere?
Early repayment fees — how much if I repay early or refinance elsewhere? (legal max: 3 months of interest)
File fees — what is the amount and is it negotiable?
Account domiciliation conditions — which accounts/products must I open to benefit from the best rate?

Write down the answers. Systematically ask for a detailed offer on paper — the amortisation schedule, the APRC, the additional fees. That's what will allow you to objectively compare the proposals later.

Negotiating your rate — the real levers

The displayed rate is never the final rate. The negotiation margin is real, generally 0.2 to 0.5%, which represents €5,000 to €15,000 on a €250,000 loan over 25 years. It's worth pushing.

Negotiation lever	Estimated impact on the rate
Domiciling your salary in the bank	−0.10 to −0.20%
Taking home insurance with them	−0.05 to −0.10%
Presenting a written competing offer	−0.15 to −0.30%
Contribution ≥ 20% of the property price	−0.10 to −0.25%
EPC A or B (efficient property)	−0.10 to −0.15% (green loans)

✅ The golden rule of negotiation

Compare at least 3 written offers. Present the best one to your preferred bank and ask them to match or beat it. It's the most effective method, and 100% legal.

If you are considering a property as a rental investment rather than a primary residence, the conditions change (LTV reduced to 80%, slightly higher rate). First check the profitability of the project before starting the negotiation.

Agreement in principle, firm offer, authentic deed — don't confuse them

Three different documents, three different steps. Many buyers confuse them — and some sign a sale agreement believing that the agreement in principle guarantees their financing. Wrong.

Agreement in principle — indicative, not binding

Firm offer — contractual, after analysis of the property

Authentic deed — notarial signature and release of funds

As long as you don't have the firm offer signed by the bank, your financing isn't secured. That's why the suspensive condition for loan approval in the sale agreement is absolutely essential: it allows you to cancel the sale if the bank ultimately refuses the loan.

Source: Notaire.be — The sale agreement and its conditions

Also think about deed fees and registration duties, which vary widely by region: Brussels (12.5% with allowance), Wallonia (3% under conditions) or Flanders (2% under conditions). Our overview compares the three.

⚠️ The suspensive condition: 3 rules to respect

Clearly defined deadline (often 30-45 days)
Maximum amount and interest rate indicated
Obligation to present at least 2 written refusals if the bank says no

Mistakes to avoid

Before signing anything, read our complete guide on the most common mortgage mistakes. The worst are almost always the same: rushing into the first offer, neglecting outstanding balance insurance, forgetting early repayment fees, underestimating additional costs (notary, registration duties, mortgage registration fees).

If your situation is complex (self-employed, unmarried couple, first purchase with regional aids such as the BIM/MAF), do not hesitate to see a broker or an independent advisor before the bank. This can save you unnecessary refusals.

And once the bank is OK, don't forget the next step: the complete checklist before signing the sale agreement, and the real estate deal analysis to verify that the price paid is consistent with the market.

In summary — the key points to remember

Contact your bank in two stages: agreement in principle before the visits, firm application after the sale agreement.
Consult at least 3 institutions: your bank + a broker + a competing bank.
Prepare a complete file: payslips, tax return, 3-month bank statements, contribution, sale agreement, EPC.
The bank analyses 5 axes: capacity (1/3), contribution, profile, guarantees, quality of the property.
Optimise your file 3-6 months before: no overdraft, regular savings, no recent job change.
At the appointment, ask the 8 key questions and demand a detailed written offer.
Negotiate: real margin of 0.2 to 0.5% thanks to competition, domiciliation and contribution.
Never sign a sale agreement without a clearly worded suspensive condition for loan approval.