Purchasing a second-hand apartment is one of the largest financial decisions a person makes. Professional legal representation throughout every stage is essential to protect your interests. (Shoshi Arbib Law Office.)
Purchasing a second-hand apartment is one of the largest financial decisions a person makes. Professional legal representation throughout every stage is essential to protect your interests.
Legal Accompaniment for Buyers and Sellers
Our office accompanies buyers and sellers from the search through to completion, including negotiation, drafting the sale agreement, and registering title in the Land Registry.
Key Checks Before Purchasing
Property visit: Visit several times at different hours. Check the physical condition (cracks, damp, systems, leaks), noise, and nearby facilities.
Valuation: Check the Tax Authority's database for transactions in the area and consult a property surveyor.
Land Registry extract and building plan: Verify the property is registered in the sellers' name, check encumbrances, liens, and warning notes, and examine apartment size, parking, and storage.
Municipal engineering department: Check completion certificate, permitted uses, building condition, construction violations, demolition orders, and bank financing options.
Important: banks may refuse financing in certain circumstances — this information is critical before opening negotiations.
What are the main risks of buying a second-hand apartment in Israel?
The main risks include unregistered construction violations, debts and liens on the property, unsettled mortgages, and building plans that differ from reality. Checking the Land Registry extract, municipal engineering files, and the building's permit history before signing is essential. Professional legal representation protects buyers from each of these risks.
What is a Land Registry extract and why must it be checked before buying an apartment?
A Land Registry extract (nesach tabu) is an official document showing the registered owner, property area, mortgages, liens, and warning notes. Verifying it confirms that the seller is the legal owner and that there are no obstacles to transferring title. A current extract, no older than 30 days, is required before signing.
Official References: Israel Land Authority · 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.
