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Velkommen til boligkøbets ABC

Ordbog for Boligkøbere

Det kan være svært at finde rundt i de fagtermer og komplicerede udtryk, der knytter sig til at købe bolig. Med et væld af fagtermer og komplekse udtryk kan det virke overvældende at kaste sig ud i boligjagten. Men frygt ej, for her hos Hjælp til huskøb har vi sammensat en omfattende ordbog, som vi kalder "Boligkøbets ABC," for at hjælpe dig med at forstå og mestre sproget inden for bolighandel.

I denne ordbog finder du en lang række af de mest afgørende termer og udtryk, som du bør være bekendt med, når du begiver dig ud på boligmarkedet. Vi har ikke kun listet dem op; vi har også bestræbt os på at forklare hver term i en sammenhæng, så du kan se, hvordan de bruges i praksis. Dette giver dig mulighed for bedre at forstå, hvornår og hvorfor disse termer optræder, mens du udforsker din drømmebolig.

 

Vi vil gerne opmuntre dig til at bruge denne ordbog som et opslagsværk under hele din boligkøbsproces. Hvis der er termer eller begreber, du ønsker yderligere uddybning af, er du altid velkommen til at kontakte os. Du kan nå os på telefonen på 9393 0678 eller via e-mail på mail@hjaelptilhuskoeb.dk. Vi er her for at besvare dine spørgsmål og yde den nødvendige rådgivning.

Husk dog, at selvom Boligkøbets ABC er en værdifuld ressource, kan den ikke erstatte kvalificeret rådgivning. Derfor opfordrer vi dig til at overveje at få professionel hjælp og rådgivning fra vores team hos Hjælp til huskøb. Vi er her for at gøre din boligkøbsrejse så gnidningsløs og velinformeret som muligt.

  • Allonge = Appendix
    An "allonge" is an appendix or an addition to a written agreement. An "allonge" can thus be used to change, extend or clarify the terms of an agreement. As a home buyer, you most often come across the term "allonge" in connection with either a condition report or a purchase agreement. Once the construction expert has drawn up the condition report, it is valid and cannot be changed afterwards. If the seller, as part of the transaction, repairs some of the damage in the condition report, these damages should be removed from the condition report in order for the change of ownership insurance to also cover these areas of the building. Since you cannot correct the condition report, the changes and improvements must be added via an appendix to the condition report. In connection with home purchases, you can also draw up an appendix to the purchase agreement if the parties agree to change the purchase price, the takeover date or other special agreements after the agreement has been signed. When the parties have signed the addendum to the purchase agreement, the agreement is the one that appears overall from the 2 documents.
  • Andelsbolig = Housing cooperative
    A co-operative home is similar in many areas to an owner-occupied flat, but there are some basic differences that you should know before making a purchase. Cooperative housing differs from the other forms of housing we have in Denmark in that it is the cooperative housing association that owns the property. When you buy a cooperative home, you buy a share in the association's value with an associated housing right.​ This means that cooperative housing is a more complex form of housing than an owner-occupied flat or a villa. You get a home, but you also get a financial community with some other people in the cooperative housing association. A cooperative housing association has some articles of association which regulate the rules for the community. For example, there may be prohibitions against having pets, it may be permitted to buy the share as a parental purchase or other rules that you must be aware of before you sign the purchase agreement. The cooperative housing association has taken out some loans for which you are liable together with the other cooperative owners. Before you buy a co-operative home, you must therefore have understood the articles of association and the finances of the co-operative housing association. The practical aspects of running the association and the property can be handled by the association itself, but often it is an administrator who e.g. is responsible for the paperwork or even maintenance on behalf of the association. if there is an administrator attached, they will typically charge a fee upon change of ownership.
  • Anslået teknisk pris = Estimated technical price
    The estimated technical price must be shown in the sales statement when selling a cooperative home. The estimated technical price is a basis for comparison with the cash price of an owner-occupied home. The estimated technical price is calculated by adding up the sales price with the share's share of the cooperative's debt. In this way, you can see the total price of the cooperative housing, when the purchase price and the part of the cooperative housing's debt that relate to the share you are about to buy are taken into account.
  • Usage costs
    Usage costs are the costs associated with using a home. For example, utility costs include electricity, water, heating and maintenance. Occupancy costs are important to know because they have a direct impact on your finances and your home. See also our explanation of the concept of owner costs further down in this FAQ.
  • Bankforbehold = Bank reservation
    A bank reservation is often included in the purchase agreement and it protects you against being bound by the purchase agreement if your bank cannot approve the financing of the home. You should ask the seller's estate agent to insert a bank reservation in the purchase agreement. It is not a requirement that a bank reservation must be inserted in the purchase agreement – it is only good advice. If you have had a reservation inserted for your buyer's adviser's approval of the deal, he will contact your bank to find out if they want to finance the purchase. So in this case you don't need a bank reservation. If a bank reservation has been inserted in the purchase agreement, you are only bound by the purchase agreement when your bank advisor approves the transaction. If your bank considers that the purchase is not financially responsible and they cannot offer you financing, then the bank reservation ensures that you are not bound by the agreement. And you can withdraw from the deal at no additional cost. It may be an advantage for you to contact your bank early in the housing search, so that you have an overview of what you can buy a home for and what it will cost you to borrow the money. You can advantageously ask several banks about loan offers, as there is a difference in what they cost to borrow for a home purchase.
  • Bankgaranti = Bank guarantee
    When you buy a home, you must transfer part of the purchase price to the seller's estate agent and provide a bank guarantee approx. 6-8 days after the purchase agreement is signed. Your bank will help you with this. When a bank guarantee is provided, the bank guarantees that the buyer will pay the purchase price on the day of takeover. The purchase price is transferred to a blocked account in the seller's bank, and the seller will only be paid the amount when the sale is final and you, as the buyer, have received the deed to the property.
  • Banklån = Bank loan
    A house purchase is usually financed with a combination of a mortgage and a bank loan. The rules for financing housing in Denmark are that you can usually borrow up to 80% of the purchase price from a credit union as a mortgage loan. The bank loan covers the part of the home's purchase price that you need to borrow in addition to the 80% you can borrow with a mortgage loan. The bank loan is typically slightly more expensive than the mortgage. When you take out a bank loan, the bank registers security in the real estate and as a borrower you undertake to repay the loan according to the agreed terms.
  • BBR-ejermeddelelse = Overview of the total space of the buildings
    The BBR"-ejermeddelelsen" is a document that shows the information about the property that is registered in the Building and Housing Register (abbreviated as BBR). ​ The information includes the property's year of construction, location, size, technical conditions (whether there is an oil tank, geothermal heating or other) etc. It is the owner's responsibility that the information is correct. Therefore, there may well be a difference between what is physically built on the property and what the municipality has knowledge of. As a buyer, you must pay special attention to whether there are deviations between what is stated in the BBR and what has been built on the property. It is often seen that the seller has "forgotten" to tell the municipality about the firewood shed, the greenhouse or similar small buildings. As such, there is nothing wrong with that. ​Illegal building arrangements immediately become more problematic if it relates to housing. It can have major consequences for you as a buyer if it turns out that the conservatory or the annexe is not legally built.
  • Bebyggelsesprocent = Percentage of buildings on the plot
    The building percentage is the percentage of the land that can be built on. The built-up percentage is typically 30 percent in residential areas and 15% in holiday home areas. However, you must be aware that the building percentage can either be higher or lower. You can read about this in the local plan for the area or if an easement has been registered on the property. When the built-up percentage is calculated the starting point is the total area of the plot incl. any road areas. When you need to find out how much you have built on the plot, you need to find the total area of the residential building. To this you must add the part of the area of the other buildings that exceeds 50m2. It is always a very good idea to contact your municipality if you are considering building more or completely new on your property. The municipality are experts in the rules and local conditions that can affect your plans.
  • Berigtigelse = Rectification
    When a property transaction needs to be rectified, it must be ensured that the transaction has been carried out in accordance with the agreed terms. The rectification covers that the seller has received his money, that the buyer has had the deed registered and has obtained access (property right) to the property.
  • Betinget handel = Conditional deal
    The term conditional deal is often used when a buyer and a seller sign a conditional purchase agreement. The condition in the conditional purchase agreement is most often that the buyer can only buy the property when the buyer's own property has been sold. If the buyer gets his property sold before a set deadline, the buyer waives his condition and the deal is said to be final. The seller has the right to continue the sales work on the property until it is sold. If you as a buyer sign a conditional purchase agreement, there are some things you need to know: You lock yourself in to the property in question, as you have to buy it if you sell your own property. If another exciting house comes up for sale on the market, you cannot immediately buy this one. If there is a buyer2 for the property you have entered into a conditional purchase agreement on, you may be forced to pay more for the property if you want to buy it. This is because the seller can choose whether you should buy the property on the originally agreed terms or whether you should buy the property on the same terms that buyer2 was willing to buy on. If the house prices, from the conclusion of the conditional purchase agreement to now, have fallen, you end up paying too much for the property, as the seller can insist that you buy at a price which may be higher than the market price. Only you as the buyer can decide whether it is a good idea to enter into a conditional purchase agreement or not. There is an opportunity to negotiate with the seller that he ceases the sales work when you enter into a conditional agreement. Inquire whether the seller is willing to do this by contacting the seller's estate agent. The condition in a conditional purchase agreement can also be that the seller will only sell if the person in question buys another property. If the seller buys the other property before a set deadline, the seller waives his condition and the deal is said to be final.
  • Boligkøbsbevis = Housing purchase certificate
    When you are going to buy a home, it is a good idea to have a chat with your bank about your options. The bank reviews your finances and issues a home purchase certificate so you can see what you can buy a home for. TIP: Contact your bank even before you have found your dream home, so you know what you can buy a home for.
  • Boligsiden.dk = Webpage that show all listings
    At Boligsiden.dk all homes that are for sale with estate agents in Denmark are displayed. The page has collected a large amount of statistics about the properties on offer and about the housing market in general. Boligsiden.dk is a really good place to search for housing. However, not all properties are publicly available for sale on Boligsiden.dk. It is a very good idea to contact the local estate agents in the area where you are looking for housing to get into their buyer directory. Many estate agents have homes for sale where the owner does not want it to be advertised publicly. It is often called selling from the drawer or drawer selling. If you do not contact the estate agent in person, you risk missing out on your dream home simply because you did not know it was for sale.
  • Byggegrund = Building plot
    A building plot is an undeveloped piece of land where a new home can be built. In order to be able to subdivide some new building plots, the area must be ready for construction, so that it has been made ready to build on. A building site can be part of a larger development area or a separate parcel that has been split from a larger piece of land. When you buy a building plot, you must be aware of what you are allowed to build on the plot and how it should look. You can read more about the rules for your plot in the applicable local plan for the area. Before you buy the building site, it is also a good idea to find out which heating sources are available in the area and whether certain types of heating are prohibited. You must also be aware that there may be a need for a soil survey on the part of the plot where you want to build. See more about buying building land.
  • Building permit
    A building permit is required when you want to build a new house, add an extension to an existing house, include something new for residential use or construct secondary buildings larger than 50 m2 on your plot. You may also need a building permit to legalize an existing building that has not previously been approved by the municipality. The building permit is essential to ensure that the construction complies with the building regulations and other applicable laws and regulations, including safety and environmental regulations. The application must contain a range of information, including detailed drawings and specifications of the construction, a description of building materials, plans for any changes to the terrain, and any other relevant information about the construction. It is also common to have to pay a fee to have a building permit issued. It's often a good idea to work with a professional advisor or contact the municipality for help with the building application.
  • Byggeteknisk gennemgang = Building technical review
    It is a building technical review when the person who makes the condition report reviews the property. However, you may also come across the term in other contexts. In order to get a full overview of the property's general physical condition, renovation options and future maintenance costs, you as a buyer have the opportunity to have a construction expert come out and carry out a construction technical review of the property. The construction expert can herewith explain to you whether the condition report is accurate for the property and not least what the contents of the condition report mean for you as a buyer.
  • Byggeskadeforsikring = Building damage insurance
    Since 2008, there has been a legal requirement to take out building damage insurance when a professional contractor builds a new year-round residence, or substantially remodels an existing building for year-round residence. Building damage insurance is taken out for the benefit of the building owner and runs for 10 years after the building has been handed over to you as a consumer. The insurance includes mandatory 1 and 5 year inspections, where the property is reviewed by a construction expert together with the owner and the contractor who built the property. The insurance covers the serious construction damage that occurs on the building and which has an impact on the building's lifespan and functionality. If there are defects in your construction, it is important that you complain to the contractor who built the building, with a view to getting him to rectify the defects. The contractor's responsibility goes beyond the coverage of the building damage insurance, so it is wise to first make sure whether the contractor will cover the damage or not before you turn to the building damage insurance.
  • Bygning på lejet grund = Building on leased land
    A building on leased or rented land means that the building and the land are owned by different people. In this case, the building is considered an independent property and the land as another independent immovable property. To regulate the relationship between the landowner (landlord) and the house owner (tenant), a lease is drawn up. The lease is of course a very important document, as the lease regulates the relationship between landlord and tenant. What you should be aware of as a buyer of a building on leased land is: What must be paid in ground rent per year? How is the basic rent regulated? How long is the remaining term of the lease? It is important for whether you can obtain a mortgage loan or not. Remember that the term of the loan must be 2 years shorter than the length of the lease. What should happen to the house when the lease ends? Building on rented land is often seen in holiday home areas and in harbor areas.
  • Byzone = Urban Zone
    Denmark is divided into 3 zones: Urban zone Summer house areas Rural zone If you find a home that is located in a urban zone, it will be subject to the same rules as a large part of Denmark's other homes. We live in a city zone and there are areas laid out for public purposes, industry, etc. In the city zone, the building regulations apply to all new buildings. You must therefore be aware that there are requirements for the building's location on the plot, size, height and many other things. You must also be aware that a local plan may be registered for the area or for the property, which means some restrictions on the use of the property. It is a good idea to ask the municipality about the possible uses of the land if you plan to build on/remodel.
  • Deponering af købesum = Deposit of purchase price
    When you have signed a purchase agreement for the purchase of real estate, the seller must have security for payment of the purchase price. In order for the seller to be sure that the purchase price will be paid on the day of takeover, the buyer must transfer a down payment and provide a bank guarantee approx. 5-8 days after signature of the purchase agreement. The deposit usually amounts to 5-8% of the purchase price. Your bank will help you transfer it to the seller's estate agent. At the same time as your bank transfers the payment, your bank must also provide a bank guarantee to the seller for the remainder of the purchase price. On the takeover day, the buyer's bank transfers the remaining part of the total purchase price to a closed account in the seller's name. This is what we call depositing the purchase price. The deposited amount is only paid to the seller when the deed has been finally registered and you as the buyer have been handed over the property - both physically and legally.
  • Dispositionsdag = Disposition date
    In some real estate transactions, a disposition day may be agreed which is before the takeover date. If a disposition date has been agreed, this means that the parties have agreed that the buyer can dispose of the property (get the keys and move in) before the legal takeover takes place on the takeover day. The takeover date the date on which the property is transferred to you as the new owner. This means that it is the date you hand over the keys to the property. At the same time, rights and obligations for the property are transferred to you. As a buyer, you must bear the consumption expenses and pay home insurance from the disposition date until the takeover date. The buyer must first deposit the purchase price (pay for the house) on the takeover day. This means that you basically have "free rent" in the house (or at least very limited rent) if you get a disposition day. The seller must pay for the owner's expenses up to the day of takeover.
  • Ejendomsavancebeskatning = Property capital gains tax
    When you sell a home that you have not lived in yourself or bought as a parental purchase, you must pay tax on the profit. This is called capital gains taxation. You must be taxed on property gains, unless you have lived in the apartment yourself for all or part of the ownership period. For an estimate of what amount you should be taxed on, you should contact an accountant who can make a calculation based on your financial circumstances. The property profit is taxed as capital income.
  • Ejendomsdatarapport = Property data report
    A property data report is part of the documents that must be available for a property transaction. Your buyer's adviser goes through the property data report minutely and compares the content with the other documentation on the property. The property data report contains a large amount of information about the property (approx. 50 points). See examples of the information : Is the plot polluted? Are there oil tanks on the property? Is the property separately sewered? Are there property tax arrears? Is the property covered by a local plan? What heat supply is there on the property? What water supply is there on the property? Are there ongoing construction works on the property? Etc.
  • Ejendomsskat = Property tax
    In Denmark, 2 types of property tax are paid for owning real estate. Grundskyld Ejendomsværdiskat (Property value tax) The "grundskyld" is paid to the municipality and is calculated on the basis of the public land value. The land debt is collected via a property tax ticket. The property tax ticket is issued by the municipality and contains a detailed statement of what you must pay and when it must be paid. The "grundskyld" is paid in 2 installments covering the period or first semester and second semester. The "grundskyld" must be paid in advance in the months of January and July. Property value tax is calculated on the basis of the public property value for the entire property (which is the public assessment). Collection of the property value tax you must pay is calculated automatically via your tax return. If you buy a property in the middle of the year, SKAT is automatically informed about it and ensures that you are paid the correct property value tax. As a buyer, you can find the amounts to be paid in taxes in the statement of owner's expenses in the sales report. Here you can see what must be paid on an annual basis.
  • Ejendomsværdiskat = Property value tax
    When you own real estate that you use yourself, you must pay a tax to the state that is calculated on the basis of the public property value (which is the public assessment). Collection of the property value tax you must pay is automatically calculated via your tax return.
  • Ejerforening = Owners' association
    The joint ownership of a property that is divided into flats is exercised through the owners association, of which all owners must be members. The owners' association is responsible for the joint operation and maintenance of the property. As an owner, you pay your share of operations through what is called the common expenses. The common expenses in an owner's association are most often distributed based on the distribution figure. The distribution figure is set when the owner-occupied flat was created, and is most often calculated according to the size of the owner-occupied flat or cooperative housing. The distribution figure can be found in the owner association's articles of association or in the sales list. A condominium is an independent property which is typically part of a larger property, usually a block of flats. Each apartment owner has his own property at his disposal. The owner of an owner-occupied flat directly owns the flat itself, while the ground, stairs and other common building parts are jointly owned by all the owners. As a member of the owner's association, you have the right to vote at the general meeting, where decisions are made about the operation and administration of the property. When you enter into a financial community with the other owners in the owners' association, it is important to read about the rules of the game for the community. The articles of association of the owners' association regulate the relationship between the owners and have, for example, importance in relation to the possibilities for letting, whether you are allowed to keep pets, etc. When you buy an owner-occupied flat, you must normally provide security to the owners' association for payment of your share of the common expenses. This happens either by a title deed being registered in the owner-occupied flat with security to the owner's association or by the articles of association being registered as a mortgage. If the security is a title deed, additional costs will be incurred in connection with the trade, as a debtor change of the title deed must be made.
  • Ejerlejlighed = Flat / apartment / condominium
    A condominium / flat / apartment is an independent property which is typically part of a larger property, usually a block of flats. Each apartment owner has his own property at his disposal. The owner of an flat directly owns the flat itself, while the ground, stairs and other common building parts are jointly owned by all the owners. The joint ownership is exercised through the owners association, of which all owners must be members. The owner's association is responsible for the joint operation of the property and for this the owner pays his share of the common expenses. The common expenses in an owner's association are most often distributed based on the distribution figure. The distribution figure is determined when the owner-occupied flat was created, and is most often calculated according to the size of the owner-occupied flat or cooperative housing. In connection with the surveyor's subdivision of the property into owner-occupied apartments, a condominium map is drawn up for each individual apartment. The condominium map is a document that contains information about the outline and area of each apartment. When you buy an owner-occupied flat, the estate agent often presents a condominium information sheet that contains relevant information about the owner-occupied flat and the owners' association. The condominium information sheet is completed by the property's administrator in connection with the sale of the condominium. An owner's association may have set up a "grundfond" (a fund), which is a savings that has been set up for a specific purpose (savings for major joint expenses in the association).
  • Ejerpantebrev = Owner's mortgage deed
    An owner's mortgage deed is a mortgage deed that the owner of an owner-occupied home issues to himself. Title deed is often used as security for bank loans, as it cannot be used as security for mortgage loans. In the past, it was cheap to take over the seller's owner mortgage deed as you could save some land registration costs. As the rules are today, costs are saved anyway, so the reason why the buyer takes over the seller's mortgage deed is that it is easier than having to register a new mortgage deed.
  • Ejerskifteforsikring = Change of ownership insurance
    When you buy a house, holiday home, owner-occupied flat or country property under 20.000 square meters, the seller has the option of using what is colloquially called the "HE ordning" or "huseftersynsordningen" (the house inspection scheme). The house inspection scheme means that the seller waives responsibility for hidden faults and defects in the building. The change of ownership insurance is part of the house inspection scheme and protects you against hidden faults and defects in the home. You will be given a quote for a change of ownership insurance as part of the transaction documents. You do not have to take out the insurance offered, but you can choose where you would like to take out the insurance. Regardless of where you take out the change of ownership insurance, the seller pays ½ of the premium on the insurance offered. The insurance covers any hidden damage to the home that is neither listed in the condition report, the electrical installation report nor that you have been made aware of at the time of taking over the property. As a buyer, you should always take out transfer of ownership insurance, as it gives you extra security as a buyer. NOTE: As a buyer, you should take out the change of ownership insurance as soon as possible after the deal is final. This has the advantage that you are then sure of having taken out the insurance. The change of ownership insurance must first be paid in the weeks leading up to the takeover date.
  • Ejerudgifter = Owner's expenses
    Owner's expenses are the expenses associated with owning a property. In the sales statement, there is a calculation of the annual and monthly owner's expenses. The typical ownership costs include: Property taxes Home insurance Renovation scheme Joint expenses: If the property is part of a landowner association or an owner association Owner's expenses must be stated correctly in the sales statement, so that both you and your bank can count on the owner's expenses when you plan your housing finance.
  • Elinstallationsrapport = Electrical installation report
    When you buy a house, summer cottage, flat or country property under 2 ha (20.000 m2), the seller has the option of using what is colloquially called the house inspection scheme. The house inspection scheme means that the seller waives responsibility for hidden faults and defects in the building. The electrical installation report is prepared by an authorized electrical installer who reviews the property's electrical installation. The electrical installation report is valid for 12 months.​ The electrical installation report is an assessment of the condition of the electrical installations and any damage that the electrician can detect by checking the house's electrical installation. The electrician grades the faults he finds. ​As with the condition report, it is also extremely important to read the electrical installation report closely to discover whether there are illegal electrical installations for which you, as the buyer, assume responsibility.​​ Remember to also review the section with the seller's information about the property's electrical installations. If there are illegal electrical installations, it can be expensive to get the installations legalised. Information about illegal electrical installations is a good negotiation topic when buying the property.
  • Energimærke = Energy label
    It is a statutory requirement for the seller of a home to present a valid energy label when selling. Energy labels are valid for 10 years from issue, so check when the energy label on the home you are looking at was issued. A lot may have happened to energy prices since the energy label was drawn up. ​ The energy labeling makes buildings' energy consumption visible, just like the signs you see on white goods. The energy label also provides an overview of the energy-related improvements that can be made in the home. ​ You must be aware that the calculated heat expenditure from the energy label is listed in the sales statement. Since the consumption is calculated based on a standard, it may differ from what you and your family use. There may also be a difference in what the seller has had in terms of annual consumption on the property. It is completely normal that there are deviations. ​ However, you should save the energy label and read it if you plan to improve or rebuild your new home. The energy consultant has made some calculations that show what can be improved. Some of the improvements cost quite a bit of money, so there can be easy money to save.
  • Forbehold = Reservations
    A reservation in a real estate transaction means that the transaction is not final until the reservation is fulfilled. Reservations are most often used in the letter of approval your buyer's adviser draws up on the basis of the buyer's adviser's review of the deal in collaboration with the buyer. The advisor reservation and the reservation for the buyer's bank's approval of the terms of the deal are the reservations we most often see in a real estate transaction. The deal is thus not final until the deal has been approved by the buyer's adviser / buyer's bank - and this is regardless of whether the parties have signed the agreement. It is important to distinguish between whether a reservation for a transaction appears in the purchase agreement and thus inserted before the parties enter into the agreement, or whether it comes as part of the buyer adviser's letter of approval. If the reservation is made after the purchase agreement has been signed, the reservation will change the already concluded agreement. This is called inconsistent acceptance, as it is to be regarded as a rejection of the original agreement and sending a new offer to the seller. The legal consequence for the buyer is that the seller can withdraw from the deal if he cannot accept the contents of the reservation. If your buyer's adviser makes clarifications in relation to the purchase agreement entered into, it will not be regarded as inconsistent acceptance. Therefore, clarifications do not give the seller the opportunity to withdraw from the deal. As a buyer, you must discuss with your buyer adviser whether the points you agree to include in the buyer adviser's approval letter can be considered reservations or clarifications.
  • Apportionment figure
    An apportionment figure is used to determine how much each owner should pay towards common expenses. It is a key concept in condominium associations as it determines each owner's financial contribution to the property's maintenance, operations and any shared facilities. The apportionment ratio is often set when the property was built or subdivided into condominiums. The apportionment is usually calculated based on the area of the apartment in relation to the total area of the property. In this way, the common expenses are distributed according to the size of the apartments. In some cases, the apportionment figure can also be by number. In this situation, each condominium owner pays the same share of the common expenses. The distribution figure can be found in the land register or in the condominium association's bylaws.
  • Fortrydelsesret = Right of cancellation
    In Denmark, it is stipulated by law that you as a buyer have a right of withdrawal within 6 working days after the purchase agreement has been signed by both you and the seller. The deadline starts the day after you have been notified that the seller has also signed the purchase agreement. The cancellation period runs over 6 working days. A weekday is not Saturdays, Sundays, public holidays or Constitution Day. The deadline expires at midnight on the day in question. It costs 1% of the purchase price if you use your right of cancellation. As a buyer, you must be very aware that the money must be paid to the seller or the seller's estate agent before the deadline expires If you have regretted your purchase, you should contact your buyer's adviser as soon as possible. If your buyer's advisor has not yet approved the deal, the buyer's advisor can refrain from approving the deal on your behalf. It's a free way to regret.
  • Forældrekøb = Parental purchase
    A parental purchase is a term for a situation where parents buy a property or a home with the aim of letting their child or their children live there. Parental purchases are an opportunity to support your children financially when they have to move away from home and start an independent life. The purpose of a parental purchase may be to give the child a stable home, save money on rent or contribute to establishing a good financial base. The parents can either buy the property in cash or finance the purchase through a mortgage or a bank loan. When the parents buy a home as a parental purchase, it is important to have control of the tax regulations in relation to the operation of the home, in relation to the rent level and in relation to the sale of the home. It is therefore extremely important to get guidance and ensure that you follow the applicable rules and obligations. Read more about parent purchase HERE.
  • Fritidshus = Summer cottage
    A summer cottage / holiday home is a dwelling that may primarily be used for holiday purposes in the summer or during holiday periods in the winter. As a summer cottage owner, there are restrictions on how much you may use the summer cottage during the winter period from November to March. Summer cottages are usually smaller than year-round homes and often built with a wooden exterior. Summer cottages are also often less insulated than year-round homes. If you wish to rent out your summer cottage, there are special tax rules for renting out. It may be a good idea to get an estimate of the potential rental income that the house can bring in. If you contact one of the local rental agencies, they are usually helpful in creating an overview of the finances you can expect by renting out the holiday home. Summer cottage are most often located in a holiday home area, but can also be found in both urban and rural areas. A summer house area is characterized by the fact that all homes must be used for holiday purposes and are covered by the use restrictions in the Planning Act. Summer cottages located outside holiday home areas are not subject to the same restrictions on use. However, you should contact the municipality to be absolutely sure of the rules that apply to the holiday home you are looking at. Read more about buying holiday homes here. TIP: If you reside outside of Denmark it is very hard to get permission to buy a summer cottage in Denmark. Contact me today to find out if it is possible for you to acquire a summer cottage in Denmark.
  • Common expenses
    When you buy a condominium, you must be a member of the owner's association in the property. The owner's association runs the common areas of the property. These common areas can be anything from stairwells and shared courtyards to the roof and facade. The common expenses cover the costs associated with running the building, including maintenance, repairs, garbage collection, insurance and administration.
  • Godkendelsesskrivelse = Letter of approval
    When you have a buyer's advisor associated with your property transaction, an advisor approval will be inserted in the purchase agreement. Your buyer's advisor then prepares a letter of approval on the basis of your review of the transaction. When your buyer's adviser prepares a letter of approval, there can be different outcomes depending on the deal. Your buyer advisor can either: Approve the deal as it stands Approve the deal with some clarifications of the original agreement Approve the deal subject to various conditions In case of number 1 & 2, the original agreement is maintained and the parties agree on the terms of the deal. In the case of number 3, this is what is called in legal terms an inconsistent acceptance. An inconsistent acceptance is about a reservation being regarded as a rejection of the original agreement and sending a new offer to the seller. The legal consequence for the buyer is that the seller can withdraw from the transaction if he cannot accept the contents of the reservation. As a buyer, you must discuss with your buyer advisor whether the points you agree to include in the buyer advisor's letter of approval can be considered reservations or clarifications.
  • Grundejerforening = Landowner's associations
    A landowner association is an association for the owners of the land in a certain area or on a certain road. The landowner association is usually responsible for the operation and maintenance of roads, green areas and playgrounds. The Landowners' Association can lay down statutes on how one must "behave" as a landowner. In some landowner associations, membership is compulsory and in others it is voluntary if you want to be a member. If there is a membership requirement, it will be mentioned in an easement or a local plan that is registered on the property. When you buy a home, you must pay attention to the statutes of the landowner association, as there may be some restrictions that may affect you and your ownership of the home. As a home owner, you have a duty to comply with the landlord association's rules and statutes - even if you think they are unreasonable for you. In a landowner association, decisions are made at a general meeting, where you as a member have the right to vote, not least the opportunity to exercise your influence.
  • Grundskyld = Land tax
    The land tax is paid to the municipality and is calculated on the basis of the public land value. The land tax is collected via a property tax ticket. The "ejendomsskattebillet" (overview of the property tax) is issued by the municipality and contains a detailed statement of what you must pay and when it must be paid. The land tax is paid in 2 installments covering the period or first semester and second semester. The land tax must be paid in advance in the months of January and July. As a buyer, you can find the land tax in the sales statement's statement of owner's expenses. Here you can see what must be paid on an annual basis.
  • Hjemfaldspligt = Right to repurchase
    "Hjemfaldspligt" is a registered right of repurchase, which some municipalities have used when they once sold the building plot. The right of repurchase means that after a given number of years the municipality has the opportunity to buy back the land on which the property is located (It is not an obligation for the municipality to do so. It is a right the municipality has). The price you as a plot owner get for the plot is often very low, as the amount is the same as the original sale price for the plot (50, 60 or longer ago). If a right of repurchase has been registered on a property, you have 2 options: You can waive the obligation to return home You can postpone the duty to return home If possible, the home owner can buy the home free of the obligation to return home. To find out what it costs, you must contact the municipality to inquire about the possibility and the price. If the home owner purchases a postponement of the right of repurchase, the home owner does so for a period of up to a maximum of 35 years. If you, as a homeowner, do not postpone the obligation to return home, then the home reverts to the municipality.
  • Huseftersynsordningen / HE-ordningen = House inspection scheme
    When you buy a house, summer cottage, flat or country estate under 2 ha (20.000m2), the seller has the option of using what is colloquially called the house inspection scheme. The house inspection schememeans that the seller waives responsibility for hidden faults and defects in the building. The house inspection scheme is designed to protect against unforeseen financial surprises when buying and selling homes that are used for or are to be used for living. In order for the deal to be covered by the house inspection scheme, the seller must ensure that a condition report and an electrical installation report are drawn up. In addition, the seller must present an offer for change of ownership insurance and offer to pay ½ of the premium on the presented insurance. ​ When the seller chooses to use the house inspection scheme, the seller is released from his responsibility for hidden faults and defects in the home. ​ As a buyer, it is your choice whether you want to take out insurance or not. In the vast majority of cases, however, it is a very good idea to take out a change of ownership insurance, so that you are covered if it turns out that there are serious faults and deficiencies with the purchased item.
  • Husforsikring = House insurance
    A house insurance is also often referred to as a fire insurance. As a home owner, you have the option of your home insurance with a multitude of options. The optional coverages differ from company to company. The most common optional covers are cover hidden pipes and culverts, rot damage, fungal/insect attack, storm damage, culvert damage etc. As a buyer, it is your responsibility to take out home insurance before the takeover date / disposal date, as the estate agent may not hand over the key to you if the insurance has not been taken out. You have a free choice in relation to where you would like to take out the home insurance.
  • Ideel anpart = Ideal share
    An ideal share is an apartment in a property with two apartments (shares). The relationship between the owners of the units is regulated in a co-ownership agreement. There is no actual ownership attached to the ideal share, but only exclusive right of use over the home. The ideal share is therefore located in the middle between owner-occupied housing and co-operative housing. Just like with the owner-occupied home, you can finance the ideal party with a mortgage loan, whereas the co-operative home, on the other hand, can only be financed via a bank loan. On the other hand, you do not own the share, as with the owner-occupied flat, but instead have exclusive right to use it, just as it applies to the cooperative housing. The ideal share is only seen in two-family houses, as it is generally forbidden to divide properties with more than two dwellings into ideal shares.
  • Jordforureningsattest = Soil contamination certificate
    The soil contamination certificate is an important document in any housing transaction. Contamination of the soil is managed by the region where the property/plot is located, and you can find information about the status of your specific plot by searching the region's website. In the soil contamination certificate you get information about whether the land is registered as contaminated or not. If there is either a risk of contamination (called knowledge level 1 or V1) or the ground is contaminated (called knowledge level 2 or V2) this is stated in the soil contamination certificate. A detected soil contamination will affect the sale price of a property and can also make it more difficult to sell the property. Therefore, as a buyer, you must be careful if it turns out that the property you are looking at is either V1 or V2 registered. In all cities in Denmark, an administrative pollution designation called lightly contaminated soil has been introduced. This area classification is based on an empirical estimate of the correlation between an area's history and soil contamination. There is no knowledge of the actual degree of pollution on the individual registers within the area classification. If your property is located within an area classified area, it is not at all certain that your land is slightly contaminated. If your land is classified as slightly contaminated, it has no effect on a later sale of the property. NOTE: The soil contamination certificate is not a guarantee that the land is not contaminated. As a buyer, there may still be a risk that the plot turns out to be contaminated, for example from an old oil tank, the plot's previous use or something else.
  • Kontantbehov ved køb = Cash requirement for purchase
    In the sales presentation, you come across the calculation "kontantbehov" (cash requirement for purchase). The estate agent must do the calculation for you, so that you can see which amounts must be paid in connection with the purchase. The cash requirement includes: Purchase price ½ of the change of ownership insurance premium Registration tax But the cash requirement does not cover all the costs of buying a home. As a buyer, you should be aware that there will also be costs for: buyer advice, bank guarantees, registration of mortgages, price hedging and own building technical adviser.
  • Kontantpris = Cash price
    The cash price is the price a home can be bought for without taking over the seller's loan. It is statutory in Denmark that estate agents must offer all properties at an estimated cash price. Even if a property is offered for a cash price, it is still possible for you as a buyer to take over one or more of the seller's loans. You should talk to your bank to find out if this is an advantage for you and if they will give you the opportunity to do so.
  • Kurssikring af lån = Loan hedging
    Hedging a loan is an agreement between you as the borrower and the bank / mortgage credit institution to lock in a specific interest rate for a loan. If the interest rate on the loan increases after the time when the loan is rate-guaranteed, the borrower is protected from paying the higher interest rate. You thus also get security for what you have to pay in installments on your loan. Hedging can be a good way to protect yourself against rising interest rates. However, it is important to note that hedging can also be expensive. You should therefore talk to your bank about how much it costs to hedge your loan. Currency hedging can also help you save money on your borrowing costs if interest rates rise and Rate hedging can give you peace of mind knowing that you have a fixed interest rate on your loan. NOTE: Price hedging is very important to consider, the longer it takes to take over the property.
  • Køberkartotek = Buyer's database
    With the various estate agents, you have the option of being entered in a buyer's directory if you are looking for a new home. The estate agent will then send you an email as soon as there is a property for sale that matches your wishes. It is free to be listed in the estate agent's buyer register. The emails from the buyer directory gets send out when the estate agent places a new home for sale online. The administration of the buyer directory is automated with most estate agents and is done solely on the basis of your search criteria. Therefore, be careful not to search narrowly when you are listed in the estate agent's buyer register. TIP: Feel free to contact the brokers personally in the area you are looking for a home in. Many estate agents have homes for sale where the owner does not want it to be advertised publicly. It is often called drawer sales ("Skuffesalg") or sales from the drawer. If you do not contact the estate agent in person, you risk missing out on your dream home simply because you did not know it was for sale.
  • Købsaftale = Purchase agreement
    The purchase agreement is the agreement entered into between the seller and the buyer regarding the purchase of the home. The purchase agreement is drawn up by the seller's real estate agent and is drawn up on the basis of a number of standard provisions which are used in all transactions with private homes in Denmark. As a buyer, you must pay particular attention to the content of section 11 of the purchase agreement. Firstly, reservations MUST always be made for your adviser's approval of the agreement (The following phrase will be in the purchase agreement "Forbehold for købers rådgivers godkendelse.."). If reservations have been made for this, you can safely sign the purchase agreement, as the agreement is not final until your advisor has approved the content. If you and your adviser cannot approve the content, you are not bound by the deal and you do not have to pay anything to the seller. It is also in section 11 that the estate agent makes agreements between you and the seller for exactly your trade. The estate agent is employed by the seller to look after the seller's interests. Therefore, it is often seen that the estate agent tries to impose an increased responsibility or increased costs on you for things that you have not been informed about during the trading process. This could, for example, be responsibility for pollution from an oil tank, responsibility for illegal buildings or building fittings, documentation for the legality of a wood-burning stove or separation of the sewer. On the surface conditions that seem harmless, but where there is potentially an increased risk and extra costs for you as a buyer. If you are in doubt as to whether a correct advisor reservation has been inserted in your purchase agreement or about the content of point 11 of the purchase agreement in general, you are always welcome to send the purchase agreement to me for a non-binding review. Simply attach the purchase agreement and send it to me on the e-mail mail@hjaelptilhuskoeb.dk. You will receive an answer every day within 2 hours.
  • Landejendom = Country estate
    A country estate can be either a disused country property, a recreational property, a leisure farm or an agricultural property. The property can either be with or without agricultural duty. All properties with a land area of more than 2 Ha (20,000 m2) are listed as agricultural property in the land register. If the property has an agricultural obligation, the house inspection scheme cannot be used, unless the purchase agreement is conditional on the agricultural obligation being lifted. If the property is without agricultural duty, the house inspection scheme applies. In connection with the purchase of a country property, an overview of: Whether there is an agricultural duty on the property or not? Whether there is a condition report or a construction technical review of the buildings? Whether some of the land is leased out? Whether there are protected natural areas or easements that mean restrictions on land use? Whether you meet the acquisition requirements pursuant to the Agricultural Act? Whether there has been a distribution of the purchase price between the land, the buildings, the farmhouse and any holdings, as this may have tax implications for you as the buyer? See more about buying country property.
  • Landzone = Rural zone
    Denmark is divided into 3 zones: Urban zone Summer house areas Rural zone We live in a city zone and there are areas laid out for industry etc. In holiday home areas it is determined that it must be used for holiday purposes and there are restrictions on the use of these. Rural zone is the part of the country that is not covered by urban zone and cottage area. Rural zone areas are therefore typically areas located outside urban areas and are characterized by having a more rural and open character. If you find a home that is located in a rural zone, there are basically slightly looser rules than in an urban zone. However, there may also be certain restrictions and regulations on how the property can be used and developed. As a rule, there are quite good possibilities, but it is a good idea to contact the municipality to inquire about the possibilities of use on the plot.
  • Lettere forurenet jord = Lightly contaminated soil
    In all cities in Denmark, an administrative pollution term called lightly contaminated soil has been introduced. This area classification is based on an empirical estimate of the correlation between an area's history and soil contamination. There is no knowledge of the actual degree of pollution on the individual registers within the area classification. If your property is located within an area classified area, it is not at all certain that your land is slightly contaminated. If your land is classified as slightly contaminated, it has no significance for a later sale of the property.
  • Liggetid = Listing time
    On Boligsiden the "liggetid" (The period in which the property has been for sale) for all homes that are for sale with real estate agents in Denmark is displayed. The property's current tenure is the number of days the property has been for sale with the current estate agent. If the listing of the home is moved to another broker, the home's current tenure will be reset. The total length of the property's sales period ("Samlet liggetid") shows how many days a property has been for sale overall within the last 3 years. In the calculation of the home's total length of sale, the time the home has been for sale is included, regardless of whether it has been with different estate agents. The home must have been taken off the market for a minimum of three years before the total length of sale is reset.
  • Lokalplan = Local plan
    A local plan aims to regulate and manage the future development of an area or a specific plot of land. The purpose of the local plan is to lay down provisions and guidelines for how the area or land can and must be used in the future. The local plan comes into force from the time it is adopted, and it only regulates future conditions. This means that as a buyer of a property, you must follow the provisions of the local plan if you want to build a new building or change the existing building. In the same way, this means that existing buildings can be preserved, regardless of new rules in a future local plan. The local plan may contain various provisions such as rules for the use of buildings / the plot / area, requirements for the appearance of the building, prohibition of certain building materials, provisions for the location of buildings on the plot, restrictions on the degree of development of the plot, etc. In connection with a property transaction, it is therefore important to examine the contents of the local plan before you buy a property. If you are considering building projects or want to build a new house, it is crucial that you can realize your project within the framework of the local plan. If you construct a building that contravenes the content of the local plan, it is your responsibility as the property owner to legalize the construction or, in the worst case, tear it down again. Local plans can apply to a larger area or to a single plot. Regardless of the size of the area that the local plan covers, there will always be a map appendix at the end of the local plan, which is worth reading through. These maps show, among other things, the area that the local plan covers, and there is often also a layout plan that explains how the area can be used. There may also be an illustrative sketch showing examples of how the development can be designed so that it is in accordance with the plan.
  • Løsøre = Accessories
    In a home sale, there is usually some movable property (also called accessories) included in the sale. It can be appliances in the kitchen, washing machine, tumble dryer or something else. You can find the exact list of which items are included in the home trade in the sales list under the item "TILBEHØR". With summer cottages, it is common for all furnishings to be included in the deal. This also applies to garden tools and garden furniture. You can investigate further by looking in the sales list under the item "TILBEHØR". The appliances included in the deal must of course work on the day of takeover. If they do not work, you as the buyer are entitled to the seller providing a replacement of similar age and condition. Remember therefore to check whether the included appliances work on the day of delivery. If something doesn't work, you must complain to the seller immediately.
  • Matrikelnummer = Cadastre numbers
    The cadastre number acts as a kind of address for the property and is used to identify and distinguish different properties from each other. It can consist of one or more digits and letters and is commonly indicated in official documents such as deeds and land registers. Cadastre numbers are used by authorities, property registries and estate agents to refer to specific properties when buying, selling or legal transactions.
  • Olietank = Oil tank
    Many properties are or have previously been heated with oil. The oil is stored in an oil tank on the property, which has either been buried, above ground or placed inside the home. The oil tank was delivered with a tank certificate upon installation, and this shows, among other things, the manufacturer's information about the year of production and approval number. The approval number is a code which i.a. tells whether the tank e.g. is protected on the inside or not, which has an impact on the tank's maximum service life. All oil tanks must be replaced within a statutory deadline. The length of the deadline depends on several factors, including material, corrosion protection, etc. The oil tank must be taken out of service or removed from the property before this deadline. An underground oil tank that is taken out of service is usually decommissioned. Draining an oil tank means that the oil tank is emptied of residual oil, and the oil tank pipe is then blinded so that oil cannot be filled into it again. If there is a looped oil tank on the property, the estate agent must make you aware of this. Another way to decommission an oil tank is to remove it from the property. If the oil tank is removed, the problem is also removed from the property. So that's why it's clearly the best solution if you need to have an illegal oil tank drained. The oil tanks that you as a buyer must pay particular attention to are the buried oil tanks. After all, you don't know what's happening underground, and therefore there is the greatest risk of pollution from a buried oil tank.
  • Overtagelsesdag = Day of takeover
    When you buy real estate in Denmark, a takeover date must be specified in the purchase agreement you enter into with the seller. The takeover date is the date on which the property is transferred to You as the new owner. This means that rights and obligations for the property are transferred to You. In some transactions, a disposition date may be agreed which is before the takeover date. If a disposition date has been agreed, the parties have agreed that the buyer can dispose of the property (get the keys and move in) before the legal takeover takes place on the takeover day. As a buyer, you must pay the variable expenses and pay home insurance from the disposition date until the takeover date. The buyer must first deposit the purchase price (pay for the house) on the takeover day. This means that you basically have "free rent" in the house (or at least very limited rent) if you get a disposition day. The seller must pay for the owner's expenses up to the day of takeover.
  • Pantebrev = Mortgage deed
    A mortgage deed is a document that is registered on a property. the mortgage deed gives the lender security in the property. If the borrower defaults on the loan, the creditor can sell the property to recover the debt. When you take out a mortgage loan, a mortgage deed is registered on the property as security for the loan. There is a difference in how much of the purchase price you can borrow from a mortgage institution. For ordinary housing, you will be able to borrow a maximum of 80% of the purchase price in mortgage credit. For summer houses the limit is 75% and for plots the limit is 40%. Most often, the buyer takes out a bank loan for the remaining part of the purchase price that is beyond what you can borrow from the mortgage credit institution. As security for the bank loan, the bank takes a mortgage in a title deed, if one is registered on the property. A title deed is a title deed that the owner of an owner-occupied home issues to himself. It is a smart way to provide security, as the owner mortgage deed can be reused when the loan for which it is secured has been repaid. You may also find that a "afgiftspantebrev" has been registered on the property. A "afgiftspantebrev" is an expression that a land registration tax has previously been paid, which you can benefit from in taking out a loan. If a "afgiftspantebrev" has been registered on e.g. 500,000, you will not have to pay land registration tax on the first 500,000 for which you must have security registered.
  • Privat fællesvej = Private shared road
    A private shared road is a road that is open to public traffic and is used by several landowners. The landowners who have land adjacent to a private shared road are responsible for the maintenance of the road. If you buy a home that is on a private shared road, you must therefore contribute to the maintenance and snow removal of the road together with the other landowners. Sometimes the collaboration is formalized in a Vejlaug and laid down in a framework and other times the collaboration is more loose. Your buyer's adviser will make sure that you know how the collaboration works and whether membership of the Vejlauget is compulsory or not - before you buy your new property. TIP: The real estate agent should be able to inform you about the costs in common maintenance of the road constitutes.
  • Projektkøb = Project purchase
    The term project purchase is used for housing transactions where the home is sold before or during construction. By selling the homes in advance, the developer can ensure that there are buyers for the building before construction begins. It is quite common practice for major construction projects to be sold as project purchases. You can come across project purchases both for owner-occupied apartments, for terraced houses, for cooperative housing, for holiday homes and the like. If you buy a project purchase, you are buying a home that has not yet been built. Due to the risks of buying a home that is not yet finished, you must pay close attention to how your agreement with the developer will position you if complications arise along the way. It may be when you have to pay for options, in the event of a delay in construction, etc. So, although the seller often uses standard contracts for project sales, we recommend that you have the documents reviewed by your buyer's adviser before you sign the purchase agreement. Read more about project buyers here.
  • Radon = Radon gas
    Radon gas can be a problem in some houses and in some areas of Denmark. Radon is a naturally occurring, radioactive gas that can enter the house from underground. Radon does not smell and cannot be seen or tasted, but long-term exposure can be harmful to health, and it is a contributing factor to approx. 300 cases of lung cancer per year. It's about. 350,000 houses in Denmark which are estimated to have too high a radon level. Radon comes from the ground under the house. The condition and construction of the home has an effect on how much radon there is in your house. Most radon enters houses through cracks and fissures in foundations, living room floors and concrete decks, basement floors, outer walls in basements and leaks in pipe penetrations in foundations, etc. You can measure the radon level in your home with a radon meter. To reduce the radon level, you must improve ventilation and seal cracks in the foundation and leaks at pipe joints. The radon level is generally higher in the basement and ground floor, where there is direct contact between the floor and the ground. Radon protection has been a legal requirement in new construction since 1998.
  • Realkreditlån = Mortgage loan
    A house purchase is usually financed with a combination of a mortgage loan and a bank loan. The rules for financing housing in Denmark are that you can usually borrow up to 80% of the purchase price from a credit union as a mortgage loan (for summer houses it is 75% and for building plots it is 40%). A mortgage loan is the cheapest form of financing when buying real estate. There are several different options for financing your home purchase with a mortgage loan. You can combine your mortgage so that it reflects your wishes and needs. Which options you have depends on your financial situation and the property purchased.
  • Refusionsopgørelse = Reimbursement statement
    Reimbursement statement is a detailed statement of the owner's expenses divided by ownership period. The purpose of the reimbursement statement is that each party pays for its own period of ownership. The accounts are settled with the takeover date as the cut-off date. In the refund statement, items such as change of ownership insurance, property taxes, renovation scheme, chimney sweeping, possible oil inventory, dues to landowners' association, etc. are usually regulated. The refund statement is usually prepared up to 30 days after the takeover date. It is important to carefully review the refund statement to ensure that all expenses and income are fairly divided between buyer and seller.
  • Rådgiverforbehold = Buyer's agent reservation
    When you agree with the seller on the terms of the deal, you will be asked to sign a purchase agreement. Before you sign, just make sure that the seller's estate agent has inserted an adviser reservation in section 11 of the purchase agreement under the heading Forbehold for købers rådgivers godkendelse". The adviser reservation means that the transaction is not binding on you until your buyer's adviser has reviewed the transaction with you and approved it with the seller's estate agent. If you and your buyer's adviser find out that you should not enter into the deal on the original terms, you have the option of changing the agreement by your buyer's adviser making reservations about changes to the agreement in his letter of approval. If you cannot reach an agreement with the seller on the changed terms, you are not bound by the deal - and if your advisor cannot approve the deal for you, it is a kind of free right of withdrawal. ​ If you are in doubt as to whether the reservation has been inserted correctly in the purchase agreement, I offer a free and non-binding screening of the purchase agreement for you before signing. Simply send the agreement in an email to mail@hjaelptilhuskoeb.dk - then I will return within 2 hours on weekdays.
  • Salgsopstilling = Sales presentation
    The sales presentation is a presentation of the property, which the estate agent must prepare for you as a buyer so that you can see what kind of home you are about to buy. The sales presentation contains all the facts about the home, such as the size of the house and plot, cash price and owner's expenses. There are a large number of requirements for what the sales statement must contain and which the estate agent ensures that it contains. Therefore, as a buyer, you must read the contents of the sales statement thoroughly and investigate if there is anything that seems unclear. According to the legislation, all information in the sales presentation must be correct. If they are not, the seller or the seller's estate agent may be held liable for incorrect or misleading information.
  • Samejeoverenskomst = Co-ownership agreement
    A co-ownership agreement is an agreement entered into between people who want to own a property together. A co-ownership agreement is also called co-ownership contracts or co-ownership agreements. You should draw up a joint ownership agreement if you buy real estate with someone to whom you are not married. If you are married, the joint property is covered by the Spouse Act. The same rules do not apply to unmarried cohabitants, which is why it will be very important to have a co-ownership agreement drawn up as unmarried. A co-ownership agreement ensures that there are clear agreements and guidelines for the co-ownership. It establishes ownership shares, financial obligations, maintenance responsibilities, decision-making processes and the options for sale. The co-ownership agreement should help to avoid misunderstandings and conflicts between the owners. A co-ownership agreement must include provisions for how the property can be sold or divided if an owner wishes to withdraw from the co-ownership. This provides clarity and agreement about the process and helps to avoid conflicts in connection with the end of cohabitation. It is extremely important to have your buyer's adviser help you draft a co-ownership agreement that suits your specific needs and ensures that your interests and rights are protected.
  • Selvsalg = Self-sale by owner
    Some real estate sellers save the cost of an estate agent by selling the property themselves. This is called self-selling. Some sell the home without legal advice at all and some sell the home through some of the various self-sale solutions available. In that situation, the seller may have received more or less legal help in the transaction. As a buyer of a self-sale, there is a great need for legal advice in connection with the transaction. You should have a professional on your side who can ensure that the legal consequences of the purchase are clarified before you are bound by the deal. Make sure you have an advisor reservation inserted in the purchase agreement, because then it is not binding on you until your buyer advisor has approved the content.
  • Servitut = Servitude
    When you buy a home, one or more Servitudes may be registered on the property. As a buyer, you must be aware that you are bound by these servitudes. ​ Servitudes can limit or expand your options for using the property. It may be decided that the house may only be a certain height, that only hedges may be planted or that a wooden house may not be built on the plot. Servitudes can also give you as the owner of the plot certain rights in relation to the use of common areas, traffic on private roads or the like. As a buyer, it is therefore important to get an overview of the significance of the registered servitudes for your use of the property. The estate agent informs you whether there are registered servitudes in the sales list, but behind the headline there can be both good and bad news. Therefore, you must always check whether there are restrictions on your use of the property, by reviewing all servitudes on the property.
  • Sommerhus = Summer cottage
    A summer cottage is a dwelling that may primarily be used for holiday purposes in the summer or during holiday periods in the winter. As a holiday home owner, there are restrictions on how much you may use the holiday home during the winter period from November to March. Summer cottages are usually smaller than year-round residences and often built with a wooden exterior. Summer houses are also often less insulated than year-round homes. If you wish to rent out your holiday home, there are special tax rules for renting out. It may be a good idea to get an estimate of the potential rental income that the house can bring in. If you contact one of the local letting agencies, they are usually helpful in making an overview of the finances you can expect by renting out the summer house. Summer cottages are most often located in a "sommerhusområde", but can also be found in both urban and rural areas. A summer house area is characterized by the fact that all homes must be used for holiday purposes and are covered by the use restrictions in the Planning Act law. Summer houses located outside summer house areas are not subject to the same restrictions on use. However, you should contact the municipality to be absolutely sure of the rules that apply to the holiday home you are looking at. Read more about purchasing summer houses here.
  • Skøde = Deed
    The deed is the document that secures rights over real estate. The deed is drawn up on the basis of the agreements in the purchase agreement. West of "Storebælt", it is usually the seller's estate agent who prepares the deed and ensures that it is signed by the seller and buyer. If you live east of "Storebælt", it is usually the buyer's adviser who is responsible for the preparation and registration of the deed. The deed has several functions. Firstly, it ensures that the owner is the only one entitled to the property. Secondly, the deed also ensures that the previous owner's creditors cannot attach to the property. This means you are sure not to hang on to the previous owner's debt in the property. When the deed is to be registered, a registration fee must be paid to the state. The registration fee is normally paid by the buyer in a real estate transaction. How the cost distribution is in your particular trade is determined in the purchase agreement. Most often, it is the buyer who pays the land registration fee. You can see the amount in the sales statement's section on Cash requirement for purchase. You can also read more about calculation of property registration tax.
  • Standardfinansiering = Standard financing
    The realestate agent make a calculation of what it costs to live in the home in the sales listing. The calculation is shown in the sales statement as "brutto / netto udgift" (gross and net). Gross covers the monthly payment before tax, while net corresponds to the monthly payment after tax. The standard financing is prescribed by law and consists of: Payment of 5% of the cash price Mortgage loan with fixed interest rate and installments up to the maximum loan limit for the property type (villa = 80%, summer house = 75%) Bank loan for the remaining financing based on an average interest rate TIP: As a general rule, you can get an idea of whether you can afford the home by taking the net amount and adding it together with the owner's expenses per month. Then you get an idea of how much it costs to live in the home per month.
  • Sælgers oplysningspligt = Sellers loyal duty to provide information
    When a seller wishes to transfer his property to a buyer, the seller is obliged to inform the buyer of all non-trivial matters that the seller knows or should know about and that he can expect the buyer to consider. This is called the seller's loyal duty to provide information. The seller's loyal duty to provide information means that the seller must tell everything he knows about the property and answer the questions in the condition report and the electrical installation report honestly in the best possible way. If the seller neglects his duty to provide honest information, he may become liable for damages to the buyer. The seller is therefore responsible for the damages, defects or illegal installations of which the seller has been aware, but which the seller has not informed the buyer. On the other hand, the buyer also has a investigation duty. This means that you, as a buyer, have a duty to carry out investigations in connection with the purchase of a property. The seller is not obliged to disclose obvious matters which you as a buyer should have discovered during a cursory inspection of the property. Since the seller has lived in the property, it is the seller's responsibility to remember to inform about faults with the property, as it is somewhat more difficult for the buyer to know which questions he should ask the property. The seller's duty of loyal information will be weighed more heavily than the buyer's duty to investigate in the event of a possible defect in the property. As a buyer, however, you must remember that your duty to investigate becomes more stringent if the seller has pointed out a specific situation to you (e.g. during a demonstration or in the purchase agreement) and wishes to waive responsibility for this.
  • Tankattest = Tank certificate
    Many properties are or have previously been heated with oil. The oil is stored in an oil tank on the property, which has either been buried, above ground or placed inside the home. On installation, the oil tank was delivered with a tank certificate, and this shows, among other things, the manufacturer's information about the year of production and approval number. The approval number is a code which i.a. tells whether the tank e.g. is protected on the inside or not, which has an impact on the tank's maximum service life. All oil tanks must be replaced within a statutory deadline. The length of the deadline depends on several factors, including material, corrosion protection, etc. The oil tank must be taken out of service or removed from the property before this deadline. An underground oil tank that is taken out of service is usually decommissioned. Draining an oil tank means that the oil tank is emptied of residual oil, and the oil tank pipe is then blinded so that oil cannot be filled into it again. If there is a looped oil tank on the property, the estate agent must make you aware of this. Another way to decommission an oil tank is to remove it from the property. If the oil tank is removed, the problem is also removed from the property. So that's why it's clearly the best solution if you need to have an illegal oil tank drained. The oil tanks that you as a buyer must pay particular attention to are the buried oil tanks. After all, you don't know what's happening underground, and therefore there is the greatest risk of pollution from a buried oil tank.
  • Tilbehør = Accessories
    In a home sale, there are usually some accessories that come with the deal. It can be the appliances in the kitchen, washing machine, tumble dryer or something else. You can find the exact list of which items are included in the home trade in the sales list under the item "TILBEHØR". With summer houses, it is common for all furnishings to be included in the deal. This also applies to garden tools and garden furniture. You can investigate further by looking in the sales list under the item "TILBEHØR". The appliances included in the deal must of course work on the day of takeover. If they do not work, you as the buyer are entitled to the seller providing a replacement of similar age and condition. Remember therefore to check whether the included appliances work on the day of delivery. If something doesn't work, you must complain to the seller immediately.
  • Tilstandsrapport = House condition report
    When you buy a house, summer house, owner-occupied flat or disused country property under 2 ha (20.000 m2), the seller has the option of using what is colloquially called the the house inspection scheme. The house inspection scheme means that the seller waives responsibility for hidden faults and defects in the building. The house condition report has been prepared by the seller by an authorized building expert, who examines the property from basement to attic. The condition report must be a maximum of 6 months old when you receive it. Otherwise, it is no longer valid. ​ The condition report is an assessment of the home's condition and any damage that the construction expert can see with his naked eye. The condition report gives you an overview of the condition of the house, but it does not give any information about the costs of repairing the damage. ​ Remember to be critical but realistic when reviewing the condition report. There is no point in getting lost in the damage mentioned in the report. You are about to buy your next home, and not just the damage mentioned in the condition report.
  • Tingbog = Property register
    The property register keeps track of who owns which real estate in Denmark. It is an official register that also keeps track of rights, mortgages, ownership and other legal matters relating to real estate. The property register is an important source for verifying ownership, investigating any encumbrances / servitudes or mortgages in connection with a real estate transaction. You have access to the land registry system with MitId and when the property has been found you can download easements etc. directly from the system.
  • Tingbogsattest = Land registry certificate
    Land registry certificate is an overview of what is registered in the property registry. The land registry certificate is included as a document in all real estate transactions.
  • Tinglysningsafgift = Land registration tax
    In connection with the registration of deeds, mortgages, co-ownership agreements, changes to security for the owners' association, etc. a fee must be paid to the state. This fee is called tinglysningsafgift, stempelafgift or registreringsafgift. ​​ Registration tax when registering a deed is calculated as: 1) A fixed fee of DKK 1,850 2) A variable tax of 0.6% of the purchase price. ​ Registration tax when taking out loans in real estate is calculated as: 1) A fixed fee of DKK 1,825 2) A variable tax of 1.45% of the principal on the loan.
  • Tvangsauktion = Foreclosure
    If the owner of a property does not pay the services to the lender who has registered security in the property, the property can be requested for foreclosure. A foreclosure is usually a last resort for a mortgagee, as there may be a risk that the loan and costs will not be fully covered at the foreclosure. If you are considering buying a property at foreclosure, you should investigate your options for advice before buying the property. A foreclosure is very different from a normal transaction. It can therefore be attractive to buy a property at a much lower price than it would cost in free trade. At foreclosure there are some pitfalls that the buyer must be aware of. Firstly, you buy the property as occupied and as it is on the day of the auction. This means that all errors and defects are your responsibility as the buyer. Secondly, you must have clarified whether there are other easements or rights of use that you must respect as the owner of the property. Thirdly, paying the purchase price is a bit more complicated than in a normal transaction. You must be in contact with and coordinate the payment of the purchase price with the property's creditors. If you are considering buying a property at foreclosure, you should contact Help for house purchases on 93930678 to hear how we can help you safely complete the purchase.
  • Udbetaling = Deposit
    When you buy a home, you usually have to transfer part of the purchase price to the seller's estate agent approx. 6-8 days after the purchase agreement is signed. Your bank will help you with this. This is called a deposit. At the same time as your bank transfers the payment, your bank must also provide a bank guarantee to the seller for the remainder of the purchase price. The seller will only be paid the amount when the sale is final and you, as the buyer, have received a deed to the property.
  • Udstykning = Subdivision of land
    The term subdivision of land is most often used when there is a division of a piece of land into smaller plots or the division of real estate into smaller independent units with their own cadastral numbers. There are rules for how big a plot must be if a house is to be built on the plot. Subdivision of land in Denmark is overseen by land surveyors.
  • Undersøgelsespligt = Obligation to examine
    As a buyer , you have a obligation to examine when you buy real estate. This means that you, as a buyer, have a duty to carry out investigations in connection with the purchase of a property. The seller is not obliged to disclose obvious matters which you as a buyer should have discovered during a cursory inspection of the property. When a seller wishes to transfer his property to a buyer, the seller is obliged to inform the buyer of all non-trivial matters that the seller knows about or should know about and that he can expect the buyer to consider. This is called the seller's loyal duty to provide information. Since the seller has lived in the property, it is the seller's responsibility to remember to inform about faults with the property, as it is somewhat more difficult for the buyer to know which questions he should ask the property. The seller's duty of loyal information will be weighed more heavily than the buyer's duty to investigate in the event of a possible defect in the property. The seller's loyal duty to provide information means that the seller must tell everything he knows about the property and answer the questions in the condition report and the electrical installation report honestly in the best possible way. If the seller neglects his duty to provide honest information, he may become liable for damages to the buyer. As a buyer, however, you must remember that your duty to investigate becomes more stringent if the seller has pointed out a specific situation to you (e.g. during a demonstration or in the purchase agreement) and wishes to waive responsibility for this.

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