Q: Hi, My form F on a property purchase stipulates that "if the buyer is unable to obtain a finance loan within 10 days of the contract, deposit cheque must be returned." In this instance, the seller delayed initial valuation viewings (so now past 10 days) and now valuation has come in less than the asking price, effecting my ability to borrow the necessary amount. Are there any local/federal laws in the Emirate of Dubai that also provide any overriding defence? Thanks

Q: Hi, I had signed MOU to pay for a property, but my bank does not approve the loan. The MOU got expired. Now the owner asks the agent to give him my deposit cheque. In the MOU, it is mentioned that the MOU is valid for 45 days and it is subject to bank approval. If there is any rejection from the bank, this MOU will be null and void. In this condition, can I get my deposit cheque back?

Q: Dear Dr Amira, I entered into an agreement with mortgage brokerage to help me procure a loan for a property in Dubai, further to which the firm asked me to pay upfront an amount of AED 470K. This included down payment and other misc. charges. The brokerage company has managed to procure the loan but now have used my down payment and does not have the funds to conclude the transfer. What are my legal options? Please advise

Q: Dear Sir/Madam, I have a form-F contract with a seller. The contract says that if I do not get a loan, I can cancel the contract after 20 days. I spoke to my agent on WhatsApp, and I was still within the 20-day period. On the 24th day of the contract, I sent an email to my agent to cancel the contract. However, he said that I am now 4 days late. He also mentioned that the sale is cash. After all of this hassle, I see that he is being difficult with me, even though he is my agent. He now says that we still have 18 days to sign the contract, and if I do not sign, he will hand over my security deposit check to the seller. I do not want to lose my 10% deposit, so I am looking for options. I found a friend who wants to buy the villa, but he does not want to apply for a NOC from the developer under a different name. The agent is being difficult and rude to me. Can someone help me with some advice? Also, the agent I have been in contact with is not the same agent who signed the contract. I do not even know this person.

Q: Hello, I have signed an MOU without any deposit and the MOU expired today. The broker and buyer did not turn up to close the deal and the MOU expired today. I spoke to another broker but he said that while raising Form A, it's showing Contract F exists. Earlier it was showing to him Active Contract F exists but now after the expiry of the MOU, it is showing that Contract F exists. How can this expired MOU be still effective?

Q: Hi, I would like to know what would happen if Form F expires before the buyer receives mortgage approval. Thanks in advance!

Q: Dear Lawyers, I am selling an apartment in Dubai to a US-based buyer. The Form F was signed at the end of May and has been extended twice to allow the buyer to secure financing. They have received pre-approval and are now waiting for the final offer letter. To obtain the final offer letter, the buyers (husband and wife) need to travel to the UAE to open a bank account. Due to personal circumstances, they cannot travel together, which means the bank account will not be opened for at least another two weeks. The Form F is expiring in three days. What are my recourses as a seller to: a) force the buyer to expedite their travel plans to open the bank account, and b) claim their security deposit held by the agent if they do not expedite their travel? Additionally, if I file a claim for their security deposit, will I be blocked from selling my property to someone else until the claim is resolved?

The provisions of this Law supersede articles (2) and (11) of Law No. (13) of 2008 Regulating the Interim Property Register in the Emirate of Dubai.

This Law establishes interim property register in which sale contracts, off-plan sales, and other off-plan legal dispositions of real property are registered prior to inclusion in the property register maintained by Dubai Land Department.