Selling your house quickly to a house buyer during a divorce: step by step

A sale to a house buyer follows a clear and structured path. Knowing each step brings peace of mind, especially during a period when much is coming at you at once.

1. Request. You request an offer without obligation and provide the basic details of the property: address, type, surface area, and an idea of its condition. You are not committed to anything here.
2. Viewing and valuation. The house buyer views the property on site or makes a valuation based on your details. This gives him a realistic picture of the value and any necessary works.
3. Firm offer. You receive a concrete, fixed purchase amount. With a house buyer, this is usually an offer without a financing condition, as he does not depend on a bank.
4. Acceptance. If you accept the offer, both (ex-)partners confirm this. For a property in undivided co-ownership, the consent of both owners is always required.
5. Compromise. The sales agreement sets out the price, conditions, and timing and is signed by both partners. From that moment, the sale is legally binding.
6. Deed at the notary. The notary executes the authentic deed. At that point, ownership transfers, the purchase price is paid, and a joint loan is settled.

The major difference from a classic sale through a real estate agent lies in the speed at the start. In an agency sale, you often spend weeks to months looking for a buyer, and then there is still the period until the deed. With a house buyer, that search is eliminated.

A firm offer typically comes within a few days of your request. From acceptance to signing the compromise often takes only a few days to a couple of weeks. After that, the same legal rule applies to everyone: the notarial deed must be executed within a maximum of four months after the compromise. This term comes from tax law, because within that period the sales agreement must be registered and the registration fees paid. In practice, the notary uses that time for the necessary checks.

In short: the real time saving is in the run-up to the compromise. The period between compromise and deed is the same for everyone. Those who need speed because the loan keeps running or because one of the partners wants to move, gain especially at the beginning.

For every sale in Flanders, you need a series of legally required documents and certificates. It is best to gather them in time, as some have a lead time of several weeks. The most important are:

• Valid EPC (energy performance certificate). The notary is legally obliged to check before the deed that a valid EPC is present.
• Soil certificate from OVAM for the plot.
• Electrical inspection of the electrical installation.
• Asbestos certificate for homes built before 2001. This often has the longest waiting time.
• Urban planning information and flood information.

In addition, you need your title deed (the purchase deed from your file) and the details of your mortgage loan: which bank, the outstanding balance, and an idea of any early repayment penalty. The notary will obtain the cadastral extract himself. In Wallonia and Brussels, the exact requirements may differ slightly; your notary knows which documents apply in your situation.

The notary is the neutral central figure throughout the process. He checks the file, drafts the deed, and ensures that payments are handled correctly. In a divorce, his role is especially important, as the money must be distributed correctly and the loan properly settled.

As long as the property is not sold, both (ex-)partners remain legally jointly liable for the joint mortgage loan, even if only one continues to live in the house. Upon sale, the notary settles the loan with the sale proceeds. Whatever remains is then distributed according to your agreements or according to each person's share in the property.

Important to know: the division duty, commonly known as the misery tax, mainly applies when one of the partners buys out the other and thus becomes sole owner. In a full sale to a third party, such as a house buyer, this division duty is generally not applicable. Rates differ per region: in Flanders, a reduced rate applies in case of divorce, in Brussels a lower fixed rate, and in Wallonia the rate was increased in 2026. Always have your situation calculated by your notary.

Speed and certainty are the great advantages of a house buyer. You have no search period, no viewing days, and usually an offer without a financing condition. In a divorce, where the ongoing loan puts pressure and a quick fresh start is important, this often weighs heavily.

On the other hand, a house buyer typically offers below the free market value, because he takes on the risk and the speed. It is therefore wise to know what the property is approximately worth on the free market, so you can make an informed choice between speed and return. Also compare multiple house buyers: offers can vary widely.

As a neutral comparator, we help you with this. We do not buy homes ourselves and have no interest in which house buyer you choose. Through our free comparator, you can compare different firm offers side by side and decide in peace what best suits your situation.