Q: Dear Sir/Madam, Is there a need to cancel DLD Form F if it has expired? Form F date has expired even after extending by a month, the seller is not selling. The broker is not returning our deposit cheque saying that Form F has to be canceled on DLD. I want to verify if this is a requirement even though the Form F date has expired.

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: What is the interpretation of this clause in Form F of the sale agreement of property? "If applicable, if after applying for the loan the Buyer is unable to obtain such loan within a period not to exceed (14) days from the date of execution of the Contract, this Sales Contract shall be void, and the full amount of the Deposit Cheque shall be refunded to Buyer."

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?

Q: This was my initial question: My brother and I applied for a mortgage loan for a property from a bank and we signed Form F with the real estate agency back in March 2024. However, during this process, we both lost our jobs, and thus the mortgage wasn’t approved and Form F expired. We also informed the real estate agency of such circumstances as to why we won’t be moving ahead. Yesterday, we were both along with the real estate agency given a legal notice to pay the 10% deposit which was contracted in Form F. However, this already expired and the real estate agency has gone missing along with the agents we were dealing with. The owner says the same that he wasn’t informed about it and will continue with the case.  Now even after our reply to the legal notice, the owner has filed a lawsuit and there is now a court date online. What would be the best way to proceed and how can we make this lawsuit go away? It is causing us a lot of stress.

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 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.

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.