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Free Guide to Hiring a Real Estate Lawyer
Commercial real estate law in Solna covers the legal rules and practices that govern buying, selling, leasing, developing and managing non-residential property within Solna municipality. Solna lies within the Stockholm region and includes high-demand business areas such as Arenastaden, Haga and business parks close to central Stockholm. The market is active, with a mix of office, retail, logistics and mixed-use developments. Legal issues that commonly arise include contract drafting and negotiation, zoning and permitting, environmental and building law compliance, landlord-tenant relations, property taxation and the transfer and registration of property rights.
You may need a lawyer when you buy or sell commercial property, negotiate or draft a lease, apply for planning or building permits, handle environmental or health-and-safety obligations, form or restructure ownership vehicles, resolve disputes with tenants or landlords, or when a transaction involves complex financing and security arrangements. Lawyers provide legal due diligence, draft and review contracts and closing documents, advise on regulatory compliance, represent clients in negotiations and disputes, and ensure that title, registration and tax matters are handled correctly. For foreign investors, lawyers can clarify Swedish legal requirements, tax implications and the steps needed to set up a Swedish company or branch.
Several Swedish laws and local rules are particularly relevant to commercial real estate in Solna. Key points to keep in mind are:
Jordabalken - The Land Code contains rules for the sale and transfer of real property and for leases of premises. Chapter 4 and Chapter 12 are frequently used in property transactions and lease matters. Commercial lease terms are largely contract-based, but statutory provisions and precedent can affect interpretation.
Plan- och bygglagen (PBL) - The Planning and Building Act governs land use planning, detailed development plans and building permits. Local development in Solna is controlled through municipal plans and building permit processes administered by Solna kommun's building and planning authorities.
Miljöbalken - The Environmental Code sets environmental standards and permit requirements for activities that could affect soil, water, air or human health. Redevelopment of industrial sites and activities that handle hazardous substances often require environmental assessments or permits and may trigger obligations for remediation.
Fastighetsbildningslagen - The Property Formation Act covers property division, boundary changes and legal mapping. Lantmäteriet handles formal property formation and registration procedures that affect legal parcels in Solna.
Tax and transaction rules - Purchases of real estate involve registration of title and fees, capital gains and corporate tax considerations. VAT rules can affect rental agreements and supplies of certain properties. Skatteverket oversees tax matters and provides guidance on VAT and corporate tax on property income and gains.
Local regulation and municipal requirements - Solna kommun issues zoning decisions, building permits and local conditions such as technical standards, utility connections and local fees. Local development projects in Solna may be subject to contribution agreements or other municipal conditions related to infrastructure and public space.
Dispute resolution - Hyresnämnden (the Rent Tribunal) and general courts handle disputes related to leases, rent levels, termination and other landlord-tenant conflicts. Arbitration and negotiated settlement are common for commercial disputes.
Buying commercial property normally involves finding a suitable object, performing legal, financial and technical due diligence, negotiating and signing a purchase agreement, fulfilling any conditions precedent, executing a deed of sale, and registering title with Lantmäteriet. You must check zoning and permitted use, outstanding encumbrances, easements, environmental status and tax implications. A lawyer typically prepares or reviews the purchase agreement and handles registration and closing formalities.
Common costs include the purchase price, legal fees, notary or administrative fees, registration fees for title, and any brokerage fees. There may be stamp-like registration fees to obtain title registration. Depending on the transaction structure, corporate taxes and VAT issues may apply. You should budget for due diligence costs, potential remediation or renovation, and municipal connection or development fees.
Yes, foreign companies and individuals can purchase commercial real estate in Sweden. There are no general restrictions on foreign ownership of real property. Practical considerations include the choice of ownership vehicle, tax residency, corporate structure, and the need to register entities with Bolagsverket and to obtain a Swedish tax ID number for certain filings with Skatteverket. A local lawyer and tax advisor can guide structuring and compliance.
A commercial lease should clearly identify the parties, premises, permitted use, lease term, rent and payment terms, indexation, VAT treatment, responsibility for utilities and maintenance, obligations for repairs and alterations, insurance requirements, rights to assign or sublet, termination and notice periods, handling of defects and dispute resolution. Clauses on environmental liability and remediation are important for premises with previous industrial use.
Commercial rents are primarily determined by agreement between landlord and tenant and reflect market conditions, location and property quality. Leases commonly include rent indexation clauses tied to consumer price index or fixed step increases. Parties can also negotiate rent reviews at specified intervals. For disputes over rent or contract interpretation, parties may seek resolution through negotiation, arbitration or litigation before Hyresnämnden or civil courts depending on the dispute.
Compared to residential leases, commercial tenants generally have less statutory protection and greater freedom to contract. Nonetheless, statutory provisions in Jordabalken and precedent can affect certain aspects of lease law. Parties should therefore draft clear contractual terms and anticipate scenarios such as termination, default or change of use. For some types of disputes, Hyresnämnden can be involved.
Renovation and change of use may require building permits, planning approval or notifications under Plan- och bygglagen. Structural changes, facade work, changes of use that affect fire safety or accessibility, and work that affects listed buildings require formal permits from Solna kommun's building authority. Environmental permits may be required under Miljöbalken for activities that release pollutants or handle hazardous materials.
Investigate historical use of the site for contamination, risk of soil or groundwater pollution, presence of asbestos, fuel tanks or chemical storage, and any previous remediation. Obtain environmental site assessments and review municipal records and any environmental permits. If contamination exists, determine who bears liability for remediation and whether insurance or indemnities are available.
Ownership and encumbrances of real property are registered in the real property register administered by Lantmäteriet. After a property transaction, an application for title registration is filed so the buyer becomes the legal owner and any mortgages or easements are recorded. Lantmäteriet also handles boundary changes, subdivisions and property formation processes.
Common remedies include negotiation, mediation, arbitration or court proceedings. For some lease disputes Hyresnämnden may have jurisdiction. A lawyer can assess contract terms, advise on enforcement of lease provisions, termination rights, damage claims and recovery of unpaid rent. Early legal advice helps preserve rights and may enable faster resolution through settlement or structured dispute resolution clauses in contracts.
For practical assistance and authoritative information, consult the following Swedish bodies and local organizations. Contact or consult their guidance and publications when you need official rules or forms:
Solna kommun - municipal planning, building permits and local development information.
Lantmäteriet - national land survey for property registration and mapping.
Bolagsverket - company registration records and corporate formalities.
Skatteverket - tax matters including VAT, corporate tax and reporting for property transactions.
Länsstyrelsen i Stockholms län - regional authority for environmental oversight and certain permits.
Hyresnämnden - rent tribunal for disputes relating to leases.
Fastighetsägarna and Fastighetsägarna Stockholm - industry organizations for property owners offering guidance and market data.
Fastighetsmäklarinspektionen - supervision and rules for real estate agents and brokers.
Local chambers of commerce and property industry associations - for market contacts and networking.
If you need legal assistance with commercial real estate in Solna, take these practical steps:
1. Gather key documents - title deeds, cadastral maps, recent drawings, leases, existing agreements, environmental reports and any municipal decisions affecting the property.
2. Engage a specialist - retain a lawyer experienced in Swedish commercial real estate law and transactions. Ask about their experience with Solna municipal procedures, environmental law and lease negotiation.
3. Order due diligence - instruct legal, technical and environmental due diligence to identify legal risks, encumbrances, zoning restrictions and remediation needs.
4. Clarify tax and corporate structure - consult a tax advisor about VAT, corporate tax, transaction structuring and the most efficient ownership vehicle for your objectives.
5. Negotiate clear contracts - ensure purchase agreements and leases allocate responsibilities for defects, remediation, permits, maintenance and termination. Include dispute resolution clauses appropriate to your needs.
6. Coordinate with local authorities - early contact with Solna kommun and relevant agencies can flag planning or permit issues and reduce surprises.
7. Plan the closing and registration - ensure timely filing for title registration with Lantmäteriet and completion of any required municipal or tax filings.
If you are unsure where to start, contact a local commercial real estate lawyer for an initial consultation. A lawyer can help scope due diligence, estimate costs and timelines, and guide you through Solna-specific regulatory steps so you can proceed with confidence.
