Illegal building permits: Businesses shouldn’t be the only ones to pay for the authorities’ mistakes 

Who is liable for the consequences when construction is carried out under a building permit that was officially issued but later deemed unlawful? Does the entire risk automatically fall on the builder, even if the builder acted in accordance with municipal decisions and documents issued by state authorities?

It is precisely these issues that the Supreme Court of Lithuania has addressed in detail in its most recent case law, as commented on by Viktorija Dubovskienė, an attorney with the law firm AVOCAD .

The court heard the case regarding the municipality’s decisions to lease a plot of state-owned land and issue a building permit for the construction of tennis courts and related infrastructure, even though the plot had been transferred to the municipality for a specific purpose—the construction of administrative and service facilities for the airfield.

The most significant part of this ruling is not the revocation of the permit itself, but—according to an AVOCAD attorney—the Lithuanian Supreme Court’s clarification regarding the allocation of costs for remedying the consequences of unlawful construction.

“The court emphasized that in cases where construction was carried out based on officially issued permits, liability cannot automatically be attributed solely to the builder. When determining who must cover the costs of demolishing the structures, restoring the site, or remedying other consequences, it is necessary to establish what role both public administration entities and the builder themselves played in the specific situation,” notes Viktorija Dubovskienė.

The ruling notes that the issuance of building permits falls specifically within the purview of public administration authorities, which are responsible for conducting preliminary construction oversight and ensuring that permits comply with the law.

The Supreme Court also relied on the case law of the European Court of Human Rights and emphasized that errors made by public authorities cannot be rectified by imposing a disproportionate burden on a private entity alone. “The court clearly stated that, before deciding on the removal of the consequences of the construction, it is necessary to identify the specific individuals or institutions whose actions led to the issuance of the unlawful permit and the illegality of the construction,” says the lawyer.

AVOCAD attorney Viktorija Dubovskienė notes that this practice could have a particularly significant impact on future disputes regarding illegal construction. “This case very clearly shows that courts will assess not only the formal existence of a permit, but also what actually created the situation that led to the consequences of the illegal construction. If a private entity acted in reliance on decisions by state institutions, the allocation of liability becomes much more complex,” she notes.

Until now, the prevailing view in practice has often been that the primary risk falls on the developer, but this ruling clearly reinforces the importance of the principle of proportionality. “In this case, the Supreme Court of Lithuania very clearly emphasizes that the role of public administration bodies cannot be ignored. If a municipality or other institution itself makes unlawful decisions, issues permits, and creates the conditions for a project to be implemented, the entire financial burden cannot be automatically shifted to the business alone,” says V. Dubovskienė.

The attorney also notes that this ruling could have a significant impact on the investment climate and business confidence in the state. “Businesses reasonably expect that permits issued by state institutions are lawful and enable them to carry out projects safely. Therefore, courts will increasingly assess not only the formal fact of a violation, but also the responsibility of the authorities and the investor’s own good faith,” she says.

This ruling by the Supreme Court of Lithuania establishes an important precedent regarding the proportionate allocation of liability in cases where construction is carried out on the basis of building permits that were later found to be unlawful, and clearly reiterates that the consequences of errors by state institutions cannot be automatically shifted to a single party—a private entity.

You've bought a home: when can you claim compensation for defects? 

Imagine this scenario: the long-awaited purchase of a new home, the housewarming, the first few months in your new home—and suddenly, problems begin to surface that no one noticed during the inspection. Deformed flooring, mold, moisture, drafty windows, cracking walls, or even serious structural defects. Buyers often feel helpless in such situations—especially when the developer or seller tries to shift the blame onto others or simply denies the problem exists.

However, as Kamilė Šemeklytė, a lawyer with the law firm AVOCAD, points out, homebuyers have significantly more rights in such situations than they often realize. “In practice, there are still cases where residents, upon noticing defects, delay in responding or rely solely on the contractor’s verbal promises. At such times, what matters most is not emotions, but properly documented facts and a clear plan of action,” says K. Šemeklytė.

What constitutes a defect, and when is the buyer liable for defects?

A defect is defined as a flaw in a dwelling that causes the property to fail to meet quality standards, contractual terms, or its intended use. According to the lawyer, one of the most important aspects in such cases is to determine whether the defects were apparent at the time of purchase or whether they became apparent later and could not objectively have been noticed by the buyer earlier.

“The courts have repeatedly emphasized that a buyer is not required to have specialized construction knowledge or to conduct complex technical inspections before purchasing a home. If defects only become apparent during use and the buyer had no opportunity to notice these defects during a routine inspection, they are considered defects for which the seller is liable,” explains the AVOCAD lawyer.

Second, it is particularly important to determine whether the seller informed the buyer of any existing defects at the time of the sale. If the seller informed the buyer, but the buyer nevertheless decided to purchase the property with the defects identified by the buyer, all liability for these defects passes to the buyer, and the buyer no longer has—and will not have in the future, throughout the entire warranty period—the right to make claims regarding defects that were disclosed by the seller to the buyer and where this disclosure was recorded in writing.

Thus, according to K. Šemeklytė, liability for identified defects could pass to the buyer in the following cases: first, if the defect was apparent at the time of purchase and no special knowledge was required to identify it (visual defects); second, if the seller informed the buyer in writing of the existing defects prior to the purchase of the property, but the buyer decided to purchase the property anyway. In all other cases, the seller is liable for the identified defects, unless the seller proves that the identified defects are due to normal wear and tear, improper use, or the wrongful acts of third parties.

Warranty periods: what do you need to know?

Under Lithuanian law, warranty periods apply to construction work, but many residents are unsure how long they last and what they actually cover.

According to the Civil Code of the Republic of Lithuania:

  • The standard warranty period for construction work is 5 years;
  • A 10-year warranty applies to concealed building elements (structures, piping, etc.);
  • For defects that have been deliberately concealed, a warranty period of up to 20 years applies.

As K. Šemeklytė notes, it is particularly important to know that warranty periods begin not on the date of purchase of the home, but on the date the building is certified as fit for use. Specifically, in each case, it is crucial to determine the date of the construction completion certificate or the date of approval of the declaration of construction completion. “It is precisely this document that serves as the starting point from which warranty periods are calculated,” she states.

Contractor or Seller Liability: Who Should You Contact?

In practice, consumers often find themselves in a situation where the seller refers them to a contractor, the contractor refers them to a subcontractor, and the buyer is left caught in the middle between several parties shirking responsibility.

According to an AVOCAD attorney, in such situations it is important to understand that the buyer is not necessarily required to investigate the entire internal construction chain on their own. “In judicial practice, the position is taken that the seller is primarily responsible for the quality of the sold item, while the internal relationships between the developer, contractor, or subcontractors are a matter for them to resolve among themselves,” says K. Šemeklytė. She also notes that each situation must be evaluated on a case-by-case basis—contracts, factual circumstances, the nature of the defects, and the causes of their occurrence are all relevant.

The biggest mistake is waiting too long to start gathering evidence

According to the lawyer, one of the most common problems is that residents try to resolve the conflict “amicably” for a long time, but fail to preserve evidence during that period. “Verbal promises, visits by the builder or their contractors to inspect defects, or phone calls have very limited value in court later on. As soon as defects are noticed, it is important to photograph them, film them, record the dates, submit a written complaint, and save all communication,” she emphasizes.

Another extremely important tool is an independent expert assessment. “An expert assessment often becomes the cornerstone of evidence in a case. It helps identify not only the defects themselves, but also the causes of their occurrence, discrepancies in the quality of work, and the potential extent of damage,” explains K. Šemeklytė. According to her, in practice, it is precisely professionally prepared expert opinions that often lead to a dispute being resolved before it reaches court.

When can you claim compensation?

Depending on the situation, a homebuyer may demand that defects be repaired, that the price of the home be reduced, that damages be paid, that repair costs be reimbursed, or, in certain cases, even that the contract be terminated.

However, according to an AVOCAD attorney, the most important thing in such disputes is to act promptly. “The biggest mistake is to expect that the problem will resolve itself or that a verbal agreement will suffice. The sooner a person begins to systematically gather evidence and assess their legal situation, the greater the likelihood of protecting their interests,” says K. Šemeklytė.

Although buying a home is one of the most important decisions in many people’s lives, experience shows that even new construction projects do not guarantee a smooth daily life. That is why lawyers advise not to ignore the first warning signs—it is often an early response that determines whether a defect issue will end with a simple repair or a long and costly dispute.

 

A lawyers' forum will be held in Lithuania for the first time: issues of leadership and responsibility among lawyers will be addressed

This fall, Lithuania will host its first international conference“LAW FORUM 2026”will be held in Lithuania for the first time this fall, bringing together legal professionals, decision-makers, and leaders to discuss one of today’s most pressing issues: whether lawyers today are taking on enough leadership and responsibility in the life of society and the state.

As geopolitical tensions rise, technological change accelerates, and public expectations of the state grow, the law is increasingly at the center of decision-making. At the same time, however, a problem is becoming increasingly apparent: a lack of leadership within the legal community, where, at critical moments, it is not legal knowledge that is lacking, but the courage to act.

It is precisely these uncomfortable questions that “LAW FORUM 2026” raises, as it seeks to become a platform for open dialogue on the role of legal professionals in today’s world. The event’s goal is to bring together lawyers, judges, prosecutors, in-house counsel, notaries, bailiffs, public sector representatives, and business leaders for a joint discussion on how to strengthen legal professionals’ leadership and their influence in society.

“Today, we still face a lack of leadership where it is needed most. Lawyers are one of those professional groups that not only possess important skills and knowledge of the foundations of the rule of law, but also have the opportunity to influence the processes of the state and society. That is why it is very important that they decide to take responsibility and initiative to act at critical moments for the state,” says one of the forum’s speakers, former President of the Republic of Lithuania Dalia Grybauskaitė.

She emphasizes that the role of a lawyer today is not limited to interpreting legal norms—it involves actively shaping the direction of the state and fostering public trust in institutions.

The conference will address topics that reflect the common challenges currently facing all legal professions: leadership and responsibility among lawyers, the changes brought to organizations by new generations of lawyers, their career expectations, reputation and authority, as well as issues of diversity, tolerance, and professional awareness.

The event will be attended by prominent figures from the fields of law, politics, and business, both from Lithuania and abroad. Among them are John Swords, NATO’s Senior Legal Adviser and Director of the Office of Legal Affairs; Ivan Mishchenko, a judge of the Supreme Court of Ukraine; Danguolė Bublienė, President of the Supreme Court of Lithuania and Chair of the Judicial Council; and Antanas Aleknavičius, Head of the National Cyber Security Center.

Particular attention will be paid to the role of artificial intelligence and advanced technologies in the legal field—not merely as tools for increasing efficiency, but as a fundamental factor transforming the very nature of the legal profession. The discussions will address questions such as whether lawyers today are adapting quickly enough to the solutions generated by AI, how to responsibly integrate them into practice, and where to draw the line between the possibilities of technology and professional responsibility.

The organizers aim to create a space where different perspectives come together not in a formal conference setting, but in a lively dialogue about practical solutions and responsibility.

It is hoped that the forum will mark the beginning of an ongoing dialogue that encourages the legal community to become more actively involved in the life of the state and society.

The conference is organized by the consulting agency “Good to know” in collaboration with its event partners: the Supreme Court of Lithuania, the Lithuanian Bar Association, and the Faculty of Law at Vilnius University. The event is sponsored by the law firm AVOCAD.

The conference will take place on October 15. For more information about the event, visit: https://lawforum.lt/

AVOCAD Becomes the Legal Partner of FK Jonava

The law firm AVOCAD has become the official legal partner of the FK Jonava soccer club. The goal of the partnership is to strengthen the legal certainty of the club’s operations, contribute to the organization’s growth, and assist in resolving day-to-day legal issues that arise in the sports industry.

Egidijus Langys, managing partner and attorney at AVOCAD, says that this partnership is a natural step that continues the firm’s connection with Jonava and its sports community. “We have felt a close connection with Jonava for many years—it is a modern, growing, and vibrant city where we see a strong community and ambitious businesses. We are delighted to contribute to the city’s sports initiatives: we support basketball, and today we are also becoming the legal partners of FK “Jonava.” We believe that sports, like business, require strategy, discipline, and a strong team both on and off the field,” says E. Langys.

According to him, it is particularly important for the AVOCAD team to be close to regions that are driving change and demonstrating a commitment to growth. “Jonava stands out today for its breakthroughs, modern outlook, and active business community. It is important for us to be part of this growth and to contribute our expertise where value is being created for the city and its people,” says E. Langys.

Andrius Krasinskas, the head of FK Jonava, notes that professional sports today are inseparable from legal proceedings, which is why strong partners are crucial to the club’s day-to-day operations.

“Modern soccer is about more than just the game on the field. Clubs face a variety of legal issues: contracts, partnerships, organizational processes, and sports regulations. Having professional lawyers on hand means greater peace of mind and confidence when making important decisions. We are delighted that AVOCAD is joining our team,” says the head of FK Jonava.

AVOCAD actively collaborates with Lithuanian business and sports organizations and consistently supports initiatives that foster a sense of community, leadership, and professionalism.

The Bentley Case: What to Do When Authorities Are Dealing with a Civil Dispute and Assets Disappear Abroad?

A luxury Bentley Continental GT, which belonged to a bankrupt Lithuanian company, was supposed to be handed over to the insolvency administrator and used to secure the interests of creditors. However, instead, the car disappeared from Lithuania and was spotted abroad—in France and Monaco.

At first glance, this might seem like just another dispute over company assets. However, according to the lawyers at the AVOCAD law firm, this case highlights a much broader problem: what happens when authorities take a strictly formal view of the situation, while valuable assets may in fact be lost.

Bankruptcy proceedings were initiated against a Vilnius-based company, and an insolvency administrator was appointed. One of the company’s most significant assets—a Bentley Continental GT—was to be transferred to the administrator. The documents indicate that the company owed more than 72,000 euros to the tax administrator—the State Tax Inspectorate—so the return of the car was directly related to the protection of creditors’ interests.

However, the car was not handed over to the administrator. On the contrary, it was determined that its whereabouts were linked to foreign countries. The applicant contacted law enforcement, requesting that a pre-trial investigation be initiated and a national and international search for the car be issued; however, the authorities initially refused to do so, assessing the situation as a civil dispute.

“In such situations, it is crucial not to limit oneself to a formal response. If the assets of a bankrupt company are located abroad, and they are not transferred by a person who does not have the right to dispose of them, leaving the creditors’ interests unprotected, proactive measures are necessary,” said Mantas Baigys, an attorney with AVOCAD who represented the client in the case .

In this situation, complaints were being prepared, additional explanations were being provided, evidence was being gathered, and communications with representatives of the shareholder who actually controlled the vehicle were being analyzed. The written explanations noted that the applicant had been collecting data on the vehicle’s location and its control.

The issue of separating the shareholder’s assets from those of the company also became a key point in the case. The lawyers’ position was clear: a company shareholder is not the owner of the company’s assets and cannot treat the company car as personal property. This is especially true when bankruptcy proceedings have been initiated against the company, and all assets must be managed for the purposes of the insolvency process and to safeguard the interests of creditors. “This case serves as a reminder of a very simple rule that is sometimes overlooked in practice—a company’s assets are not the shareholder’s personal property. In bankruptcy proceedings, every such asset becomes important to creditors, so concealing it, delaying its disclosure, or attempting to sell it independently cannot be considered a mere civil dispute,” notes Egidijus Langys, managing partner and attorney at AVOCAD .

Additional information reinforced suspicions that the car had not only not been handed over to the administrator but may also have been intended for sale to third parties. On April 27, 2025, photographs of the car were received, and the surroundings visible in them, as indicated in the documents, showed that the vehicle is not and cannot be in Lithuania.

This situation serves as an example of why time is of the essence in bankruptcy cases. Valuable assets, especially those located abroad, can quickly be transferred, hidden, or become difficult to access. Therefore, mere promises to “return them later” cannot replace the actual transfer of assets. “A lawyer’s job in such cases is not merely to draft a procedural document. One must see the whole picture and ensure that the process moves forward,” says E. Langys.

According to the lawyer, this “Bentley” story is ultimately not about a luxury car. It is about how important it is to protect creditors’ interests when a bankrupt company’s assets disappear abroad and the authorities initially see no reason to take active measures.

A few days ago, the car was brought back to Lithuania—its transport and return were organized at the initiative of the attorneys. This shows that even in complex situations involving international elements, consistent legal work and proactive action can still yield tangible results.

Domain Names, Trademarks, and Business Reputation: Mistakes You Can Avoid  

Domain names are often chosen quickly and intuitively—based on how they sound, a marketing concept, or the name of the business. However, according to lawyers, this is precisely the stage where most mistakes are made: no one checks whether that or a similar name is already registered as a trademark, no one assesses whether a similar (identical) name is being used by other market participants, and sometimes a domain is even chosen that has no obvious connection to the company’s business or its name.

At first glance, these may seem like minor details, but they can later turn into real legal disputes—especially in cases where it turns out that an identical or very similar name is being used by a well-known company that holds a registered trademark and prior rights. In such situations, the domain owner may face a demand to transfer the domain, and the dispute is often resolved not in national courts but through a special international procedure. Sandra Mickienė, a senior attorney at the law firm AVOCAD, comments on these risks and their practical assessment.

She notes that disputes over domain names rarely arise immediately after registration—they typically emerge once the domain begins to “operate” in the market or becomes recognizable to third parties. In practice, several typical situations can be identified that most often give rise to claims:

First, the domain is actually put to use in commercial activities and becomes visible to consumers—for example, by creating a website, an online store, or a service platform. If such a domain is identical or confusingly similar to another business entity’s trademark, the trademark owner may take action to prevent consumer confusion;

Second, a dispute may arise even when a domain name is not actively used but is publicly visible—for example, when it redirects to a promotional page. In such cases, the question of whether such use exploits the reputation of third-party trademarks becomes particularly relevant;

Third, a situation of practical significance is the so-called “parked domain” model—where a domain is held without any apparent activity, but its name objectively matches a well-known trademark or is very similar to it. It is precisely these situations that often lead to conflicts, as trademark owners may view the holding of such a domain as a potential obstacle to the exercise of their rights or even as a speculative act.

To protect their interests, trademark owners in such cases typically do not turn to national courts but instead utilize a special international dispute resolution procedure administered by WIPO and based on the Uniform Domain Name Dispute Resolution Policy (UDRP) adopted by ICANN. It is this procedure that determines whether a domain may continue to be used lawfully or must instead be transferred to the holder of legitimate interests.

In UDRP proceedings, disputes are resolved based on a strictly defined evidentiary framework; the complainant must prove all three cumulative conditions, and if even one is not proven, the claim must be dismissed in its entirety. “The first element of the complainant’s case is that the disputed domain name is identical or confusingly similar to the trademark in which the complainant has rights. This assessment is made by comparing the dominant element of the trademark with the domain name. In practice, this means that even minor modifications—such as the addition of generic words, geographical terms, or variations in spelling—are often insufficient to negate similarity if the consumer still associates the domain name with the trademark,” the lawyer states.

The second element, she says, is the absence of the defendant’s rights or legitimate interests. When applying this criterion, a specific burden of proof applies: it is sufficient for the petitioner to present preliminary facts suggesting that there is no legitimate interest, and the defendant must then prove otherwise.

The third element is the bad-faith registration and use of the domain name. This is the most complex element and the one that most often determines the outcome of the dispute. The UDRP provides an illustrative list of situations involving bad faith, including the registration of a domain name with the intent to sell it to the trademark owner, the disruption of a competitor’s business, or the misleading of consumers regarding a connection with the complainant. The respondent’s defense in such cases must be constructed systematically, focusing on refuting at least one of the UDRP criteria; however, in practice, it is the justification of legitimate interests that carries the greatest weight. As provided for in the UDRP rules, when preparing a response to the complaint, the respondent must submit specific evidence confirming their rights or legitimate interests in the domain name.

The UDRP rules set forth a non-exhaustive list of circumstances which, if proven, allow the respondent to establish a legitimate interest. One such situation is where, prior to notification of the dispute, the respondent was already using the domain name or had commenced genuine and reasonable preparatory steps to use it in connection with legitimate business activities. WIPO practice emphasizes that such preparatory actions must be supported by objective evidence, such as business plans, investments, or contracts, rather than mere declarations.

Second, a legitimate interest may be based on the fact that the defendant (as a natural or legal person) is widely known by the same name (as the domain), even if they have not registered a trademark. In such cases, the actual recognition in the market is assessed, rather than merely the formal registration of the domain.

In addition to these criteria, analyzing the timing of the domain registration remains particularly important in practice. If the domain was registered before the applicant acquired rights to the trademark, it is usually difficult to prove that the registration was made in bad faith, which may result in the claim being dismissed. It is also assessed whether the domain has an independent meaning—such as a generic or descriptive one—and whether it was chosen independently of the applicant’s business activities.

However, according to a senior lawyer at AVOCAD, the fundamental practical rule remains the same— mere declarative explanations are not sufficient. The defendant’s position must be supported by consistent, objective, and document-based evidence that allows the panel to assess the actual use of the domain and the defendant’s intentions.

“Although at first glance it may seem that the burden of proof in UDRP proceedings falls more heavily on the complainant—after all, it is the complainant who bears the burden of proving that all three cumulative conditions are met— while the respondent need only refute at least one of them—in practice, the situation is far more complex,” notes S. Mickienė.

In cases where a domain was registered without conducting a preliminary analysis (in particular, without checking for the existence of an identical or confusingly similar registered trademark), and the business is operated without a clear business model, without retaining all documents related to the business, without having achieved significant market recognition, and with low turnover, it may be particularly difficult for the defendant to establish a legitimate interest. Even in the absence of an intentional attempt to exploit the reputation of another entity’s trademark or to mislead consumers, a lack of objective evidence (e.g., regarding actual business operations, investments, or readiness to use the domain) significantly weakens the defendant’s position.

An AVOCAD attorney also highlights the practical aspects of this procedure: upon receiving a complaint, the defendant often has to respond immediately within tight deadlines, assess the situation, and prepare a legally sound response. This usually means the need to engage lawyers who would analyze relevant WIPO practice, check trademark and domain databases, gather evidence, and prepare a well-reasoned position. Such actions inevitably entail additional time and financial costs.

“Choosing and registering a domain name should not be viewed as a mere formality or a secondary step. Failure to do the necessary ‘homework’ (i.e., checking trademark registries, assessing the market situation, and evaluating potential conflicts) this may later result not only in the risk of legal disputes but also in real costs associated with defense, potential loss of the domain, or the need to change the trademark and business identity,” warns Sandra Mickienė.

Therefore, according to her, a thorough legal review must be conducted during the domain selection stage: assessing trademark registry data for identical or confusingly similar marks, checking domain availability, as well as evaluating the overall market context and potential associations with existing businesses. Such an analysis should focus not only on formal similarities but also on potential consumer perception.

Furthermore, it is important that the chosen domain name has a clear and logical connection to the planned business activities and does not fall into the so-called “borderline similarity” zone with respect to other trademarks. The actual use of the domain is equally important—the domain should not be held passively. The conduct of actual business activities, a clearly defined business model, and supporting documents (e.g., contracts, investments, evidence of operations) can be of critical importance in assessing the existence of a legitimate interest and the outcome of a dispute.