Transparency of Relations and Expectations
Scope of Services and Rules of Cooperation
We operate pursuant to the provisions of the Act of March 23, 2017, on mortgage credit and supervision of mortgage brokers and agents. The Act unequivocally defines the role of a broker as an entity providing credit intermediation services and auxiliary pre-contractual activities (Art. 4 pt. 10 of the Act), granting neither decision-making authority nor the right to represent banks. A smooth verification process requires the Borrower to strictly and timely follow the analytical procedure. The matrix below defines the exclusive scope and boundaries of our legal responsibility. Pursuant to Art. 297 § 1 of the Penal Code, the Borrower bears full responsibility for the authenticity and accuracy of the submitted declarations and financial documents.
Legal Basis and Regulatory Standards:
Act of March 23, 2017, on mortgage credit and supervision of mortgage brokers and agents (Journal of Laws of 2022, item 2245, as amended - Art. 4, 11, 12, 13, 14, 15, 21, 22); Act of April 23, 1964, Civil Code (Journal of Laws of 2023, item 1610, as amended - Art. 353¹, 471); Act of June 6, 1997, Penal Code (Journal of Laws of 2024, item 17, as amended - Art. 297 § 1); Act of August 21, 1997, on real estate management (Journal of Laws of 2023, item 344, as amended - Art. 174); Regulation (EU) 2016/679 of the European Parliament and of the Council (GDPR - Art. 32); Credit Intermediation Service Agreement and the Harveo Finance Operational Regulations.
Disqualifying Criteria
- No Income in Poland Income earned outside the borders of Poland is not accepted.
- Mortgage in Favor of Third Parties Entries in Section IV of the Land and Mortgage Register in favor of private individuals or companies other than banks block standard financing options.
- Negative Credit History Consumer bankruptcy, active debt collection, bailiff execution, or delays recorded in BIK/KRD (Credit Information Bureau / National Debt Register) reports.
- Public Law Arrears Arrears in ZUS (Social Insurance Institution) or Tax Office contributions that suspend the financial analysis process.
Criteria for Complimentary Service
- Personal Income and Rental Stable form of employment (Employment Contract, Civil Law Contracts, Appointments, B2B Contracts) and documented real estate rental income.
- Entrepreneurs (B2B / Sole Proprietorship) Companies registered in Poland, settling accounts in any currency (PLN, USD, EUR, GBP, CHF).
- Polish Citizens and Expatriates Individuals of any nationality holding a valid residence card or registered residence of an EEA citizen.
- Regulated Legal Status of Real Estate The property must have a clear legal status, an established Land and Mortgage Register (or the possibility to establish one), and legally binding permits.
Operational Exclusions
- Guaranteeing Credit Decisions The decision to grant financing is made autonomously by the bank's credit analyst, risk assessment department, or credit committee (Art. 4 pt. 3 of the Act). We bear no liability, inter alia, for rejections resulting from an institution's internal risk policy, non-acceptance of the client's income streams, insufficient creditworthiness, reduction of the requested loan amount or property valuation, or the bank's refusal to accept the property as collateral.
- Supervising Deadlines of Agreements with the Seller Intermediation services do not constitute legal support for the transaction. Controlling the validity of preliminary or reservation agreements and the risk of forfeiting the earnest money deposit (zadatek) are the sole responsibility of the Client (Art. 353¹ of the Civil Code).
- Ad-hoc Availability and Instant Consultations (SLA up to 72h) We operate within a structured analytical regime. The response time to operational inquiries is up to 72 business hours. Dedicated channels are used exclusively for reporting milestones.
- Physical Procurement of Income Documents Providing complete personal, financial, and official documentation (Tax Office, ZUS, employer) is the statutory obligation of the Applicant (Art. 21 para. 1 of the Act).
- Accepting Partial Documentation and via Messengers Verification begins exclusively upon submission of the consolidated Master Package via an encrypted repository. We do not accept files through private channels (Art. 32 GDPR).
- Verification and Correction of Accounting Errors We analyze documents solely in terms of bank procedural requirements. We do not provide tax advisory services or audit the Client's accounting firm (Art. 2 para. 1 of the Tax Advisory Act).
- Conducting the Process During a Lack of Responsiveness (48h Rule) A lack of response to an analyst's request exceeding 48 hours halts the process and releases the broker from liability for the expiration of information forms.
- Modification of Financial Status During the Procedure Taking out loans, leasing, credit cards, or changing the form of taxation prior to the disbursement of funds is at the sole risk of the Borrower (Art. 21 paras. 1 and 2 of the Act).
- Financing Ancillary Transaction Costs All external costs (property valuation reports, notarial fees, court fees, bank commissions, insurance) are settled directly by the Client.
- Assessment of Commercial Viability and ROI The scope of our services is limited to debt structuring. We do not conduct market analyses of ROI, property price dynamics, or the business viability of the purchase.
- Post-Credit, Land Register, and Tax Activities Submitting the application for a mortgage entry in the Land and Mortgage Register (KW) after credit disbursement, monitoring the court entry, and timely settling the civil law transactions tax (PCC-3) is the exclusive responsibility of the Client.
- Liability for Third Parties and Hidden Defects We are not responsible for delays caused by external entities (developers, appraisers, courts, insurers) or for the technical condition and hidden defects of the property.
Our Standard
- Due Professional Diligence We represent the Applicant's interests in relations with banks, acting reliably and professionally in accordance with Art. 11 para. 1 of the Mortgage Credit Act.
- Issuing Information Forms (ESIS) We provide ESIS forms generated by banks, ensuring full transparency of the cost structure and APRC (Art. 14 and 15 of the Act).
- Comprehensive Audit of Bank Offers We analyze the market to select the optimal financing structure and reduce the total cost of capital (Art. 4 pt. 10 lit. a and b of the Act).
- Mathematical Capacity Modeling (LTV, DTI, DSTI) We calculate the financial profile based on the provided data, incorporating the KNF Recommendation S and internal risk acceptance algorithms (Art. 21 and 22 of the Act).
- Information on Product Risk and Interest Rate Risk We present market mechanisms, including the risk of variable interest rates and the consequences of potential changes in installment amounts (Art. 12 para. 1 pt. 6 and Art. 13 of the Act). The choice of the interest rate type (variable or periodically fixed) is the exclusive decision of the client. We provide solely objective data, calculations, and inform about the risks of both options.
- Formal Verification and Audit of Applications We verify the consistency and correctness of the prepared documentation, reducing the risk of verification suspension by analysts (Art. 4 pt. 10 lit. c of the Act).
- Dedicated Master Checklist We develop a requirement list tailored precisely to the source of income (B2B, lump sum, expat, C-level management) and the legal status of the property (Art. 4 pt. 10 lit. c of the Act).
- Technical and Administrative Preparation of Forms We provide technical assistance in filling out and structuring complex attachments, main applications, and bank declarations (Art. 4 pt. 10 lit. c of the Act).
- Coordination of the Collateral Valuation Process We provide operational assistance in transferring the technical documentation of the property to designated property appraisers.
- Process Strategy Plan B & Contractual Assistance We process applications simultaneously in selected banks and provide informational support in verifying draft agreements before signing (Art. 4 pt. 10 lit. c of the Act). Physical presence during the signing of the credit agreement by the client at the bank branch is not part of our duties or services.
- Support in Communication with Banks During the Credit Process We show commitment in explaining disputed issues with bank analysts and negotiating offers in cases where it is possible.
External Factors and Market Conditions
- Time Autonomy of Bank Headquarters The duration of credit application analysis depends exclusively on the workload of risk departments and remains beyond the broker's control (Art. 14 para. 1 of the Act).
- Validity of Income Documentation Income certificates have a strict 30-day validity period. It is mandatory for them to be valid on the day the application is registered.
- Property Valuation (Appraisal Report) The time required for property valuations depends on the commissioned property appraisers (Art. 174 of the Real Estate Management Act). They are usually completed within 3 to 7 business days, depending on the location, type of property, and transaction.
- Volatility of Market Parameters Variable interest rates are estimated until the final credit decision is issued (Art. 13 and 14 of the Act). Periodically fixed interest rates presented in bank offer summaries and simulations become binding only after the bank generates the information form (ESIS).
- Court Procedures, Notary Procedures, and Court Fees The waiting time for a mortgage entry in the Land and Mortgage Register depends on the workload and current processing times of the respective court. Fees result from legal provisions and are borne solely by the client. We do not provide free assistance in submitting a court application for a mortgage entry and its subsequent deletion in the case of mortgage refinancing offers. This service is provided for an additional fee in accordance with the price list.