Buying Property in Sweden as a Foreigner: How to Pay, What It Costs, and How to Avoid Delays

Quick answer

Deposit (handpenning): typically around 10%, paid to the agent’s or solicitor’s client account with an exact contract reference. Completion funds: if settlement is in SEK, pay via SWIFT to the SEK account; if an EUR option is provided, SEPA is predictable. Key costs: plan for lagfart (often 1.5% in common cases) and pantbrev (2% on new mortgage deed value) plus fixed registration fees, legal costs, and FX/bank charges.

Who holds the money and how releases work

Funds usually sit on a regulated client account until conditions are met. The agent/solicitor releases deposit and completion funds according to the contract: documents executed, encumbrances handled, handover scheduled. This structure protects both parties and makes reconciliation straightforward if your remittance text mirrors the contract.

Which rail to use and why

SEK settlement → SWIFT: use SWIFT to the SEK account, agree charge type (OUR if the seller must receive full amount) and confirm cut-offs and intermediaries. EUR settlement → SEPA: where permitted, SEPA offers T+0/T+1 with transparent fees. Always copy the exact reference line (SPA number, property ID) into the payment message.

FX planning that keeps your budget intact

Real-estate wires are rate-sensitive. For a fixed completion date, book a forward and fund a SEK/EUR balance in advance; for flexible timelines, convert in two to four tranches to average the rate. If your transaction has both deposit and completion, pre-convert the deposit early and hedge the remainder with a forward ladder aligned to the expected completion week.

Lagfart, pantbrev, and other costs

Lagfart: a document (title) fee commonly calculated as a percentage of the purchase price in many scenarios (often 1.5% for individuals) plus a fixed registration charge. Pantbrev: a mortgage deed tax typically 2% on the value of any new mortgage deed created, plus a fixed fee. Ask your agent/solicitor for a single completion statement that itemizes these with the bank charges and the exact net amounts required.

Document pack that clears bank screening

Assemble one indexed PDF before your first wire: 1) passport + proof of address (or company extract + beneficial ownership), 2) the offer/contract (SPA), addenda, and completion statement, 3) source-of-funds evidence (payslips + tax returns, dividend resolutions, or asset-sale agreements with bank statements), 4) FX confirmations if you converted, 5) escrow instructions and a simple release protocol. Consistency of legal names and amounts across documents speeds compliance reviews.

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Payment narrative: what to write so escrow can match instantly

Use contract-based wording: “Deposit per SPA [Number], Property [Address/ID]”; “Completion payment, SPA [Number], Stockholm”; “Fees & taxes per statement [Date]”. Avoid vague descriptions like “property payment”. If taxes or fees must be sent separately, make distinct transfers with distinct references.

Timeline from offer to keys

1) Accepted offer & deposit. You receive instructions to the client account and the exact reference text. Confirm currency, rail, charges, and cut-offs in writing.

2) Contract & financing. Ensure pantbrev needs are known; if a new mortgage deed is created, budget for its tax and fee. Ask the solicitor to include all items on one completion statement.

3) FX & bank limits. For large wires, request limit uplifts 24–48 hours ahead; decide on a forward or tranches and collect confirmations.

4) Deposit wire. Transmit in the morning; share proof (SEPA end-to-end ID or SWIFT MT103) with the agent/solicitor in the same thread as the documents.

5) Completion week. Reconfirm beneficiary details; if timing is tight, value funds the business day before. Align release and key handover in the same email thread to prevent misunderstandings.

6) Registration. The agent/solicitor files for title (lagfart) and handles fees and pantbrev where relevant, using money already on the client account according to the statement.

Common mistakes — and quick fixes

Vague or missing references: always include SPA numbers and property IDs. Late FX decisions: lock a forward for fixed dates or tranche conversions for flexible timelines. Typos in names or accounts: copy-paste from official letters. Splitting funds without consent: only split with written approval and distinct references. Sending after cut-off: transmit early; avoid weekend edges for Monday completions.

Next steps

Ask for a single completion statement with currency, rail, charges, and references; prepare one indexed PDF; plan FX and secure bank limits; schedule transfers around cut-offs and holidays; and share proofs in the same thread for immediate release. VelesClub Int., together with our partner UNIBROKER, supports secure international payments and end-to-end property completion workflows for Sweden and other destinations.