Q: Hi. I would like to ask a question regarding the real estate property sale agreement. We are brokers and we had a client who wanted to buy a property in the UAE. The seller was selling it for 2.1M and the buyer agreed to that price and they both signed the MOU. In the MOU there's an article mentioned that the buyer and seller must each submit a security deposit cheque amounting to AED 100,000 that we the broker will keep and be returned to both after a successful transaction. And there is another article stating that if ever any of the parties cancel or withdraw from the agreement period which is 15 working days, then the security deposit will serve as a penalty and then be disbursed to the broker and the damaged party. In this case, the BUYER didn't give us a security deposit cheque and then he canceled after a few days. Now the SELLER is pursuing a legal case against the broker and the BUYER and the buyer is not responding to calls or emails. What are the legal cases for this?

س: مرحبًا، لقد وقعت مؤخرًا عقد بيع لعقاري من خلال وسيط في دبي. كان من المفترض أن يقوم السمسار بإيداع 10٪ في صورة شيكات. عندما طلبت نسخة من شيكات الإيداع ، أدركت أنها من طرف ثالث. أثناء إجراء فحص وتدقيق عن شركة الجهة الخارجية، اكتشفت أن الشركة التابعة لجهة خارجية لديها رخصة تجارية منتهية الصلاحية (قدمت تواريخ صالحة على الرخصة التجارية، مما يعني أن وثيقة الترخيص التجاري الحكومية مزورة) والآن تقترب تواريخ اتفاقية البيع من نهايتها؛ ليس لدي شيكات مديرين ولا شيكات إيداع صالحة. المستندات الوحيدة التي أمتلكها هي إيداع الشيكات المقدمة من طرف ثالث، وخطاب ضمان من شركة الطرف الثالث (مع توقيع مزور مُلصق بنسخة وبدون ختم، ورخصة تجارية مزورة لشركة الطرف الثالث). ماذا بإمكاني أن أفعل؟

س: مرحبًا، ماذا لو تراجع المشتري عن شراء عقار بعد توقيع مذكرة التفاهم الداخلية التي صاغها البائع؟ كان هناك بند ينص على أنه سيتم إرجاع مبلغ التأمين عند السداد الكامل. النموذج F من دائرة الأراضي والأملاك لم يتم التوقيع عليه بعد. في هذه الحالة، هل لا يزال بإمكاننا الحصول على مبلغ التأمين البالغ 10% أم لا؟

Q: Hello, I'm about to buy a property in Dubai on the secondary market and have some questions. The agent sent me a link to the Real Estate Brokerage Contract with the following note: A 10% deposit cheque will be given to our agency under the seller's name for the XX apartment. It is non-transferable without consent from both parties and will be returned only by judicial order in case of a dispute. Is it legal to hand over a physical deposit cheque to the agent under the owner’s name before signing Form F, with the mentioned note? If I give this cheque before signing Form F, will I get it back if I change my mind? My rights are not protected here if the owner changes his mind before signing Form F. I tried to verify the title deed ownership on the DLD site, but it shows "Records not found." The agent said this happens sometimes because the owner didn't update their details two years ago when they bought the property, and everything will be validated at the trustee office. Is this correct, or should I insist on updating the details to see validation on the DLD site?

Q: Hi, I need some guidance regarding a property transaction that is not progressing as expected. My broker initiated a manual Memorandum of Understanding (MOU) between me (the Buyer) and the Seller, with an expiry date of 01/02/2025. Within this period, I successfully arranged the bank mortgage, property evaluation, and NOC. However, the broker started giving excuses, such as the seller being hospitalized. Later, the broker attempted to arrange a Power of Attorney (POA). However, after that, they started ignoring my messages and calls. It now seems like they no longer intend to proceed with me, and the MOU has already expired. Meanwhile, my bank EMI has already started, and I have paid two monthly installments. The broker is still unresponsive. I have raised multiple complaints through DLD RVS against the broker, but the response has been very slow and unsatisfactory. I’m feeling stuck and financially burdened. Please advise

مع بدء تطبيق الإجراءات الجديدة ذات الصلة بإصدار التوكيل عن بُعد في دولة الإمارات، بعد أن كان من الضروري مثول الموكل بشخصه أمام كاتب العدل لإثبات هويته ورغبته في إصدار التوكيل، نقدم لكم هذا المقال المُوجز لبيان الخطوات التي يجب عليك اتباعها لإصدار التوكيل.

This Bylaw regulates the Real Estate Brokers Register in the Emirate of Dubai. No person may engage in real estate brokerage activities in Dubai unless he is licensed by the competent entities and entered in the register, which is maintained by Dubai Land Department.

The provisions of this law, promulgating UAE Civil Code, govern the civil transactions in the United Arab Emirates. The commercial transactions remain subject to the laws and regulations applicable in their regard.

This Decree establishes a special tribunal with exclusive jurisdiction to settle complaints related to dishonoured cheques which are issued by a purchaser and made payable to a real estate developer, or those cheques issued by those with usufruct rights or with long-term leasehold rights.