{"id":785,"date":"2019-12-11T14:29:52","date_gmt":"2019-12-11T13:29:52","guid":{"rendered":"http:\/\/localhost\/2019\/hammervoll\/people\/kristian-ellstrom\/"},"modified":"2021-03-24T15:24:53","modified_gmt":"2021-03-24T14:24:53","slug":"kristian-ellstrom","status":"publish","type":"people","link":"https:\/\/pind.no\/en\/people\/kristian-ellstrom\/","title":{"rendered":"Kristian Ellstr\u00f8m"},"content":{"rendered":"\n<p>Kristian Ellstr\u00f8m has extensive experience in legal issues related to\ndefects and faults within the real estate area. <\/p>\n\n\n\n<p>Ellstr\u00f8m has especially knowledge within building engineering conditions. He has assisted buyers, sellers, agencies, appraisers, builders and contractors in complex legal issues with good practical solutions and results. <\/p>\n\n\n\n<p>Furthermore, Ellstr\u00f8m has experience with all types of building insurance and general insurance law, as well as tort law, liability and directors\u2019 liability. <\/p>\n\n\n\n<p>Ellstr\u00f8m regularly litigates cases for District Court and Court of Appeal within his associated areas. He holds courses for actors in the real estate industry. <\/p>\n","protected":false},"featured_media":284,"template":"","titles":[77],"locations":[54],"people_sectors":[59,57,61,69,60],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v17.3 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/pind.no\/en\/people\/kristian-ellstrom\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Kristian Ellstr\u00f8m - Advokatfirmaet Pind\" \/>\n<meta property=\"og:description\" content=\"Kristian Ellstr\u00f8m has extensive experience in legal issues related to defects and faults within the real estate area. Ellstr\u00f8m has especially knowledge within building engineering conditions. 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Furthermore, Ellstr\u00f8m has experience with all types of building [&hellip;]\" \/>\n<meta property=\"og:url\" content=\"https:\/\/pind.no\/en\/people\/kristian-ellstrom\/\" \/>\n<meta property=\"og:site_name\" content=\"Advokatfirmaet Pind\" \/>\n<meta property=\"article:modified_time\" content=\"2021-03-24T14:24:53+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/pind.no\/wp-content\/uploads\/2019\/12\/Ellstrom-Kristian-web-5.jpg\" \/>\n\t<meta property=\"og:image:width\" content=\"510\" \/>\n\t<meta property=\"og:image:height\" content=\"368\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"WebSite\",\"@id\":\"https:\/\/pind.no\/#website\",\"url\":\"https:\/\/pind.no\/\",\"name\":\"Advokatfirmaet Pind\",\"description\":\"Kunnskap. Engasjement. 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Ellstr\u00f8m has especially knowledge within building engineering conditions. He has assisted buyers, sellers, agencies, appraisers, builders and contractors in complex legal issues with good practical solutions and results. Furthermore, Ellstr\u00f8m has experience with all types of building [&hellip;]","og_url":"https:\/\/pind.no\/en\/people\/kristian-ellstrom\/","og_site_name":"Advokatfirmaet Pind","article_modified_time":"2021-03-24T14:24:53+00:00","og_image":[{"width":510,"height":368,"url":"https:\/\/pind.no\/wp-content\/uploads\/2019\/12\/Ellstrom-Kristian-web-5.jpg","type":"image\/jpeg"}],"twitter_card":"summary_large_image","schema":{"@context":"https:\/\/schema.org","@graph":[{"@type":"WebSite","@id":"https:\/\/pind.no\/#website","url":"https:\/\/pind.no\/","name":"Advokatfirmaet Pind","description":"Kunnskap. Engasjement. 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Dersom man likevel oppdager feil eller mangler ved boligen, avvises ofte krav om utbedring eller kompensasjon i form av prisavslag eller erstatning med henvisning til at det er gitt risikoopplysninger.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>En risikoopplysning er en opplysning som gis av selger i forbindelse med salget som kan gi antydninger eller hint om feil eller mangler, uten direkte \u00e5 opplyse om mangelen. Det kan v\u00e6re tilstandsgrad 2 eller 3 i tilstandsrapporten, h\u00f8y alder p\u00e5 bygningsdelen, opplysning om at noe er en risikokonstruksjon, at arbeidet er utf\u00f8rt av folk uten fagkompetanse eller en mer konkret opplysning.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p><strong>Eksempel:<\/strong> En opplysning om en sprekk i et tak, kan v\u00e6re en risikoopplysning. Sprekken kan v\u00e6re en indikasjon p\u00e5 at noe kan v\u00e6re feil med takkonstruksjonen \u2013 men opplysningen trenger ikke \u00e5 bety det. Det kan ogs\u00e5 bare v\u00e6re en svinnsprekk eller maling som har sprukket fordi den har t\u00f8rket for raskt.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Hvorfor trenger du \u00e5 kjenne til dette? Det er fordi risikoopplysninger kan p\u00e5virke mangelvurderingen p\u00e5 flere m\u00e5ter, og kan f\u00e5 stor betydning for ditt eventuelle krav p\u00e5 erstatning eller utbedring. Noen sentrale vurderingspunkter i denne forbindelse vil v\u00e6re:<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:list -->\n<ul><li>Er det tilstrekkelig opplyst om mangelen eller risiko for den, s\u00e5 foreligger ikke mangel<\/li><li> En risikoopplysning kan gi deg som kj\u00f8per en s\u00e6rskilt (ekstra) unders\u00f8kelsesplikt<\/li><li> Det kan tenkes at mangelen ikke ville v\u00e6re egnet til \u00e5 virke inn p\u00e5 avtalen<\/li><li> Boligen er p\u00e5 bakgrunn av risikoopplysningen ikke i d\u00e5rligere stand (fordi standarden er innenfor det kj\u00f8per m\u00e5tte forvente)<\/li><li> Risikoopplysningen kan gi redusert utm\u00e5ling av kompensasjonen for mangelen<\/li><\/ul>\n<!-- \/wp:list -->\n\n<!-- wp:paragraph -->\n<p> Det rettslige utgangspunktet for en vurdering av risikoopplysningers innvirkning p\u00e5 et kj\u00f8p, finnes i Rt. 2002 s. 1425. Her kom H\u00f8yesterett frem til at en opplysning om \u00abvanninntrenging som skyldtes feil p\u00e5 dreneringen\u00bb, avsk\u00e5r kj\u00f8pers krav mot selger, nettopp fordi kj\u00f8perne ikke foretok n\u00e6rmere unders\u00f8kelser eller tok forbehold om opplysningens riktighet ved inng\u00e5elsen av kontrakten. N\u00e5r det senere viste seg at \u00e5rsaken til vanninntrengningen var mer alvorlig enn det som var opplyst av selger, ble det lagt til grunn at dette var en risiko kj\u00f8per hadde overtatt i lys av den risikoopplysningen som var gitt av selger.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p><strong>Hva er s\u00e5 den praktiske utfordringen?<\/strong><\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>I de tilfellene der selger har kjent til en feil ved boligen, s\u00e5 vil en fullstendig opplysning om dette kunne p\u00e5virke en salgssum negativt. Mange kvier seg derfor for \u00e5 gi det fulle opplysningsbildet og kommuniserer ikke eventuelle feil.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p><strong>Eksempel<\/strong>: Selger kjenner til at det har v\u00e6rt fukt i kjelleren og har hatt fagfolk til \u00e5 unders\u00f8ke hva som er \u00e5rsaken. De har konkludert at \u00e5rsaken er mangler ved dreneringen. Hvis selger kun gir informasjon om \u00abnoe fukt i kjeller\u00bb, blir feilen underkommunisert. Dette er en vanskelig problemstilling fordi bare deler av mangelen er opplyst.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Rettsavgj\u00f8relser for slike saker varier. Retten st\u00e5r ofte overfor vanskelige bevistemaer. I flere tilfeller blir sympatiene avgj\u00f8rende for vurderingen, slik at selger blir d\u00f8mt til \u00e5 betale et prisavslag. Kj\u00f8per m\u00e5 belage seg p\u00e5 et standardhevingsfradag \u2013 en avkorting av erstatningen. Standardhevingsfradrag trekkes fordi man f\u00e5r utbedret noe som delvis var opplyst om ved salget.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p><strong>Forklaring p\u00e5 de ulike forsikringene<\/strong><\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Ovenfor har vi nevnt ulike forsikringer, og skal her forklare hva som ligger i de ulike typene forsikring.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p><strong>Boligkj\u00f8perforsikring<\/strong> er kun en advokatforsikring som gir den forsikrede krav p\u00e5 advokatbistand for \u00e5 fremme krav mot selger. Det er alts\u00e5 ikke en forsikring som gir noen rett p\u00e5 utbedring av feil eller mangler ved boliger.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p><strong>Bygningsforsikring<\/strong> og <strong>innboforsikring<\/strong> krever at feil eller mangler m\u00e5 v\u00e6re oppst\u00e5tt uventet i kj\u00f8pers forsikringsperiode \u2013 alts\u00e5 etter overtakelse av boligen. Hvis flere feil har utviklet seg over tid og stammer fra en tidligere eiers tid, vil det ikke v\u00e6re dekket under disse forsikringene.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p><strong>Boligselgerforsikringen<\/strong> forsikrer selgers ansvar for feil og mangler. Den vil i de fleste tilfeller v\u00e6re en korrekt adressat for et mangelskrav.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p><strong>Hva m\u00e5 du huske p\u00e5<\/strong><\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Hvordan skal du i lys av dette forholde deg n\u00e5r du foretar kj\u00f8p av bolig?<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Det viktigste er at du er oppmerksom p\u00e5 den opplysninger som vi har gitt eksempler p\u00e5 i denne artikkelen. Samtidig \u00e5 v\u00e6re klar over at disse opplysningene kan f\u00e5 store \u00f8konomiske konsekvenser for deg dersom du ikke tar grep for \u00e5 unders\u00f8ke n\u00e6rmere eller f\u00e5r r\u00e5dgivningen knyttet til hvordan kj\u00f8pekontrakten m\u00e5 utformes for \u00e5 ta h\u00f8yde for eventuell risiko som ligger i de forskjellige opplysningene.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Det er viktig at du sp\u00f8r selger og megler, f\u00f8r du inngir et eventuelt bud, dersom du har mistanke for en potensiell risikoopplysning.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>Advokatfirmaet Hammervoll Pind har advokater som er spesialister p\u00e5 mangelsaker. Har du kj\u00f8pt bolig og oppdaget at den ikke er slik du forventet, eller har du solgt en bolig som kj\u00f8per klager p\u00e5, kan du ta kontakt med en av v\u00e5re advokater og f\u00e5 en vurdering.<\/p>\n<!-- \/wp:paragraph -->","post_title":"Vet du hva risikoopplysninger er?","post_excerpt":"Hva er risikoopplysninger og hva m\u00e5 kj\u00f8per vite om slike opplysninger n\u00e5r det er tegnet boligkj\u00f8perforsikring, bygningsforsikring og innboforsikring, og selger i tillegg har tegnet boligselgerforsikring (eierskifteforsikring)?\n\n","post_status":"publish","comment_status":"open","ping_status":"open","post_password":"","post_name":"vet-du-hva-risikoopplysninger-er","to_ping":"","pinged":"","post_modified":"2020-09-16 12:22:34","post_modified_gmt":"2020-09-16 10:22:34","post_content_filtered":"","post_parent":0,"guid":"https:\/\/hammervollpind.no\/vet-du-hva-risikoopplysninger-er\/","menu_order":0,"post_type":"post","post_mime_type":"","comment_count":"0","filter":"raw"}],"office_list":false,"language_proficiency":[{"language":"English"},{"language":"Norwegian "}],"title__position":"Managing associate","sectors":[{"ID":255,"post_author":"1","post_date":"2019-12-11 10:54:05","post_date_gmt":"2019-12-11 09:54:05","post_content":"<!-- wp:paragraph -->\n<p>We always focus on finding the best solutions for our clients, with dispute resolution both in and outside of the courts.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>We have a strong team of litigators who are at any time involved in a number of different processes, including on boards and committees, before the ordinary courts (District Court, Court of Appeal and Supreme Court) and before arbitral tribunals.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:paragraph -->\n<p>The department is headed by attorney Anders Pind (admitted to the Supreme Court of Norway), who is one of the country\u2019s leading litigators and has extensive litigation experience. Attorney Pind established and built up the litigation department at the law firm Advokatfirmaet Thommessen, and regularly litigates cases before both the ordinary courts and arbitral tribunals.<a href=\"https:\/\/hammervollpind.no\/en\/menneskene\/anders-pind\/\"><br>\n\n<\/a><\/p>\n<!-- \/wp:paragraph -->","post_title":"Litigation","post_excerpt":"Dispute resolution and litigation have been a vital part of our activities since the firm was established\n\n","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"prosess","to_ping":"","pinged":"","post_modified":"2020-08-14 12:12:30","post_modified_gmt":"2020-08-14 10:12:30","post_content_filtered":"","post_parent":193,"guid":"https:\/\/hammervollpind.no\/?page_id=255","menu_order":0,"post_type":"page","post_mime_type":"","comment_count":"0","filter":"raw"},{"ID":245,"post_author":"1","post_date":"2019-12-11 10:42:48","post_date_gmt":"2019-12-11 09:42:48","post_content":"<!-- wp:paragraph -->\n<p>Our lawyers have significant experience within all steps of these types of projects, including the drafting of contracts, follow-up of the project, takeover with final settlement, as well as complaints and dispute resolution. We advise a number of small and large operators, including public and private builders, contractors, architects, advisory engineers, other advisors and consumers.<\/p>\n<!-- \/wp:paragraph -->","post_title":"Building and Construction","post_excerpt":"The building and construction sector has become increasingly more professionalised in recent years. The contracts are complex and often involve significant risk. The contracts require formal notification rules during and at the conclusion of the construction project.","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"entreprise","to_ping":"","pinged":"","post_modified":"2019-12-19 15:48:42","post_modified_gmt":"2019-12-19 14:48:42","post_content_filtered":"","post_parent":185,"guid":"https:\/\/hammervollpind.no\/?page_id=245","menu_order":0,"post_type":"page","post_mime_type":"","comment_count":"0","filter":"raw"},{"ID":249,"post_author":"1","post_date":"2019-12-11 10:47:23","post_date_gmt":"2019-12-11 09:47:23","post_content":"<!-- wp:paragraph -->\n<p>We assist our clients during the entire process, from idea to completed project, including with feasibility studies, option and development agreements, zoning and building applications, division, conversion and completion\/sale. With extensive experience from both public and political processes, we work purposefully and strategically to achieve the desired result for our clients.<\/p>\n<!-- \/wp:paragraph -->","post_title":"Planning law","post_excerpt":"Planning law is an area of law that is of major financial significance to both private individuals and businesses. Hammervoll Pind has experienced lawyers with extensive expertise within planning law from both the public and private sectors.","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"plan-og-bygningsrett","to_ping":"","pinged":"","post_modified":"2021-09-01 10:38:42","post_modified_gmt":"2021-09-01 08:38:42","post_content_filtered":"","post_parent":72,"guid":"https:\/\/hammervollpind.no\/?page_id=249","menu_order":0,"post_type":"page","post_mime_type":"","comment_count":"0","filter":"raw"},{"ID":253,"post_author":"1","post_date":"2019-12-11 10:50:56","post_date_gmt":"2019-12-11 09:50:56","post_content":"<!-- wp:heading -->\n<h2>Purchase and sale of property<\/h2>\n<!-- \/wp:heading -->\n\n<!-- wp:paragraph -->\n<p>Hammervoll Pind assists with the purchase and sale of property. This occurs either as real estate agent, settlement agent, or as advisor to the seller\/buyer, typically when reviewing the contract of purchase. By involving the expertise of our lawyers at any early stage of the process, we assist you with a problem-free property transaction.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:heading -->\n<h2>Cases involving deficiencies in real estate<\/h2>\n<!-- \/wp:heading -->\n\n<!-- wp:paragraph -->\n<p>The purchase and sale of real estate often involves large amounts for both private individuals and companies. Unfortunately, disputes between buyer and seller often arise. Most cases involve deficiencies relating to the property, however delayed takeover and settlement of payment may also be matters of disagreement. If the buyer discovers deficiencies in the property, he\/she must report this to the seller in sufficient time. It is important to be aware that a limitation period also runs in parallel with the deadlines for giving notice of deficiencies. We would recommend that a lawyer is involved at an early stage of the process to avoid claims being lost. Several of the lawyers at Hammervoll Pind have extensive experience in negotiations\/mediation and litigation within this area of law.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:heading -->\n<h2>Professional liability for real estate agents and appraisers<\/h2>\n<!-- \/wp:heading -->\n\n<!-- wp:paragraph -->\n<p>Real estate agents and appraisers have a responsibility when performing their professional duties. The professional has typically provided advice and\/or had a controlling task. For his\/her part, the professional can also find that he\/she has not received complete information from the client. However, professionals are set a relatively strict duty of care. Adequate controls must be conducted and there must be correct grounds for the advice provided. If the real estate agent or appraiser has exhibited negligence and the buyer or seller suffers financial loss, professional practitioners may be liable for damages. We assist both professional practitioners and sellers\/buyers. Hammervoll Pind has highly experienced lawyers in this area and we have litigated a number of these types of compensation cases before the courts.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:heading -->\n<h2>Development of real estate, business management<\/h2>\n<!-- \/wp:heading -->\n\n<!-- wp:paragraph -->\n<p>Hammervoll Pind takes on assignments involving general business management through the management of residential and commercial properties.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:heading -->\n<h2>Rent and tenancy disputes<\/h2>\n<!-- \/wp:heading -->\n\n<!-- wp:paragraph -->\n<p>Standard contracts are often used to regulate the lease arrangement when renting out residential properties. We often see that these types of contracts are used without much attention being paid to the clauses\/factors that one would particularly wish to regulate. Hammervoll Pind can offer lawyers with excellent knowledge of tenancy law. We assist with the signing of the agreement, while the agreement is in force, and after the agreement has come to an end.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:heading -->\n<h2>Condominium unit owners and housing cooperatives<\/h2>\n<!-- \/wp:heading -->\n\n<!-- wp:paragraph -->\n<p>Hammervoll Pind is frequently used as an advisor to the boards of condominium unit owners and housing cooperatives. We provide advice regarding ongoing management and in the event of any disputes.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:heading -->\n<h2>Neighbour disputes<\/h2>\n<!-- \/wp:heading -->\n\n<!-- wp:paragraph -->\n<p>Disputes between neighbours over noise, hedges or trees are becoming increasingly more common. The rules governing your rights in relation to your neighbours are often discretionary and all matters must be specifically assessed. We assist with attempts to achieve amicable and practical solutions. Hammervoll Pind has experienced lawyers who can bring the case before the courts if an amicable agreement is not possible.<\/p>\n<!-- \/wp:paragraph -->\n\n<!-- wp:heading -->\n<h2>Property law<\/h2>\n<!-- \/wp:heading -->\n\n<!-- wp:paragraph -->\n<p>Property law is an area of law that involves a great deal of conflict. We often see that disputes are caused by the fact that there was no clear agreement when the right was established, including how the right was to be further regulated. When buying and selling property it is of vital importance to clarify the rights and obligations associated with the property. Hammervoll Pind has lawyers with extensive knowledge within this specialist field.<\/p>\n<!-- \/wp:paragraph -->","post_title":"Real estate","post_excerpt":"Real estate is a core part of Hammervoll Pind\u2019s activities. We assist both in negotiations and disputes. We have a strategic perspective and focus on safeguarding and further developing the assets of our clients. Hammervoll Pind can offer knowledgeable lawyers from a variety of backgrounds who enable us to see the overall picture.","post_status":"publish","comment_status":"closed","ping_status":"closed","post_password":"","post_name":"fast-eiendom-generelt","to_ping":"","pinged":"","post_modified":"2020-09-07 13:05:26","post_modified_gmt":"2020-09-07 11:05:26","post_content_filtered":"","post_parent":185,"guid":"https:\/\/hammervollpind.no\/?page_id=253","menu_order":0,"post_type":"page","post_mime_type":"","comment_count":"0","filter":"raw"}],"email":"kristian.ellstrom@pind.no"},"_links":{"self":[{"href":"https:\/\/pind.no\/en\/wp-json\/wp\/v2\/people\/785"}],"collection":[{"href":"https:\/\/pind.no\/en\/wp-json\/wp\/v2\/people"}],"about":[{"href":"https:\/\/pind.no\/en\/wp-json\/wp\/v2\/types\/people"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/pind.no\/en\/wp-json\/wp\/v2\/media\/284"}],"wp:attachment":[{"href":"https:\/\/pind.no\/en\/wp-json\/wp\/v2\/media?parent=785"}],"wp:term":[{"taxonomy":"titles","embeddable":true,"href":"https:\/\/pind.no\/en\/wp-json\/wp\/v2\/titles?post=785"},{"taxonomy":"locations","embeddable":true,"href":"https:\/\/pind.no\/en\/wp-json\/wp\/v2\/locations?post=785"},{"taxonomy":"people_sectors","embeddable":true,"href":"https:\/\/pind.no\/en\/wp-json\/wp\/v2\/people_sectors?post=785"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}