is a mandatory pre-purchase due diligence step that retrieves the official property record from the Israel Land Registry (Tabu), confirming the registered owner, any mortgages, liens, easements, notes of caution, restrictions on transfer, and planning designations affecting the property. A clean Land Registry extract does not guarantee the absence of all encumbrances — unregistered agreements and municipal orders may also affect the property — but the Tabu search is the essential first step in any real estate transaction. The Law Office of Adv. & CPA Shoshi Arbib conducts full Land Registry and municipal due diligence on every real estate acquisition.
Why the Tabu Check Is Essential
Israel's Land Registry (Tabu — Misrad Hamisparim Vehavanot) is the authoritative record of property ownership, mortgages, liens, easements, and other rights. A buyer who skips or shortcuts the Tabu check risks purchasing a property with hidden encumbrances, an incorrect registered owner, or an unresolved planning violation.
What to Look For in the Extract
- Registered owner: Does the seller actually own the property — and is it registered in their name?
- Mortgages: Are there existing bank mortgages? These must be discharged at or before closing.
- Liens and attachments: Are there creditor attachment orders (Ikvul) or enforcement bureau attachments on the property?
- Annotations (He'arot): Notes on planning violations, pending litigation, or government reservations that affect the property.
- Easements and rights: Registered rights of way, utility easements, or neighbour rights that limit your use.
How to Get an Extract
Online extracts (Nesech Reyshan) can be obtained through the Israel Land Registry website. For the most current and legally recognised version, a certified extract should be obtained shortly before closing. Your attorney will typically order this as part of due diligence.
What is an ikvul on a property in the Israeli Land Registry?
An ikvul is an attachment order placed on a property by a creditor — typically through the Enforcement Bureau or a court order. It means the property cannot be transferred without the creditor's consent or payment of the underlying debt. Buyers who discover an ikvul on a property they intend to purchase must ensure it is fully discharged before closing. A property purchased subject to an undisclosed ikvul may be frozen and the buyer may lose their investment.
How to Get an Extract?
Online extracts (Nesech Reyshan) can be obtained through the Israel Land Registry website. For the most current and legally recognised version, a certified extract should be obtained shortly before closing. Your attorney will typically order this as part of due diligence.
Official References: Israel Land Authority — Land Registry · Israel Tax Authority · Israel Ministry of Justice · Israeli Courts Administration · National Insurance Institute of Israel
Steps in an Israeli Property Purchase
- Pre-purchase checks — Verify Land Registry title, building permits, encumbrances, and compliance with any development agreement.
- Negotiate and contract — Negotiate price and terms, and draft a sale agreement with protective clauses against delays and building deviations.
- Tax planning — Calculate purchase tax, identify applicable exemptions, and plan the transaction tax position before signing.
- Land Registry registration — Transfer title and register the property in the buyer's name, including mortgage registration where applicable.
Shoshi Arbib Law Office — Attorney | CPA | Mediator, Netanya, Israel.
