Handover day on a Swedish house: 7 steps before you get the keys
Your bank pays SEK 2,880,000, the seller's loans are cleared and you sign the deed of sale. Then you have three months to apply for title registration.
On handover day ("tillträdesdagen") a house in Sweden becomes yours. On a SEK 3,200,000 house the bank then pays the rest of the price, in this example SEK 2,880,000.
The seller's loans are paid off and you sign the deed of sale ("köpebrev"). Only then do you get the keys. This is how the day works, step by step.
Before handover
Most of the work is done before the day. You have signed the contract and paid the deposit ("handpenning"), which is usually 10%. On a SEK 3,200,000 house that is SEK 320,000.
The bank has approved a loan for the rest, SEK 2,880,000. Check well in advance that the bank has all the papers it needs.
Step by step on handover day
Nordea describes the day like this. You, the seller and the estate agent meet, usually at the agent's office. Bring ID.
- The settlement statement ("likvidavräkning"). It shows how much is to be paid and to whom. You go through it and sign it. The agent sends it to your bank.
- Your bank contacts the seller's bank. The seller's bank says how much is needed to pay off the seller's loans.
- The money moves. Your bank pays SEK 2,880,000. The seller's loans are paid off first. Anything left goes to the seller's account.
- Mortgage deeds ("pantbrev"). Your bank needs the deeds on the house as security for your loan. Deeds can be on paper or in Lantmäteriet's electronic deed register.
- Receipt. The bank sends a receipt for the payments to the agent. You and the seller each get a copy.
- The deed of sale. Once the full price is paid, you both sign the deed of sale. This applies to houses, not co-op flats.
- The keys. All rights and duties now pass to you. You get the keys.
The agent must also hand the list of bids to you and the seller at handover.
Why the deed of sale matters
If the contract says a deed of sale will be signed, the purchase is not complete until the price is paid. That follows from the Land Code ("jordabalken"). The deed of sale is your proof of payment. You use it when you apply for title registration ("lagfart").
Title registration must be applied for within three months. Under the Land Code, the time counts from when the purchase document was signed. If the purchase depends on a condition, such as a deed of sale to be signed later, the time counts from when the purchase was completed.
Lantmäteriet can impose a fine if you apply late. In practice the agent or the bank often helps with the application. You are still responsible for it.
Co-op flats: a few differences
If you buy a co-op flat ("bostadsrätt"), the day follows the same pattern of settlement statement, payment and keys. But there are three differences:
- No deed of sale. Deeds of sale exist only for real property.
- Membership. The housing association must accept you as a member. If it refuses, the purchase is void. Apply for membership well before handover.
- The pledge. The association is told that your bank holds the flat as security. The seller's loans are paid off with your payment, and the seller's pledge ends.
What to check on the day
Before you sign, make sure that:
- The amounts in the settlement statement match the contract.
- The house is emptied and cleaned as agreed.
- You get all keys, codes and manuals.
- You read the electricity and water meters the same day.
- Your home or house insurance starts on handover day.
If you find a fault after moving in, the seller may be liable for hidden defects. Contact the agent to find out how to proceed. For more on moving in, see the key handover chapter of our real estate crash course.
Sources
- What is handover and how does it work?, Nordea (in Swedish)
- Land Code (1970:994), Riksdag (in Swedish)
- Learn more about title registration, Handelsbanken (in Swedish)
- Tips for buying a house, Swedish Consumer Agency (in Swedish)
- Tips for buying a co-op flat, Swedish Consumer Agency (in Swedish)
- Co-operative Housing Act (1991:614), Riksdag (in Swedish)
- Act (1994:448) on the mortgage deed register, Riksdag (in Swedish)
This content is general information, not financial or legal advice. Bolån Radar collects data from banks and authorities and cannot guarantee that it is complete or free of errors. Talk to your bank or an adviser before you decide.