The Property Law Thread

[Krazy]

Dubai issues list of freehold locations

Dubai: The Government of Dubai has published for the first time the locations where expatriates will be able to buy property in the emirate.

His Highness Shaikh Mohammad Bin Rashid Al Maktoum, Vice-President and Prime Minister of the UAE, and Ruler of Dubai, has issued the three-page, five-article Order No. 3 of 2006 designating areas for expatriates who can enjoy freehold ownership in Dubai, published in the government's official gazette on July 3, 2006 - a copy of which was obtained by Gulf News yesterday.

The much-awaited list includes 23 areas and 45 plots including Jebel Ali, the Palm Island projects, The World islands, Dubai Marina, Emirates Hills and Al Barsha, among others.

The new regulations follow the issuance in March of the Property Registration Law (No. 7), legalising freehold ownership of land and property to UAE and GCC nationals as well as non-GCC citizens to own freehold property in designated areas.

Gulf News earlier published a report on the possible locations where expatriates could own freehold properties. The gazette confirms and elaborates the list.

More than 15,000 expatriates have already moved into their freehold homes since Dubai opened its property sector to expatriates in 2002, of which 14,000 were developed by Emaar Properties. About 5,000 more people are expected to move in this year.

In the absence of the freehold law, buyers' rights were dictated by the purchase documents backed by a government guarantee extended to the three master developers namely Emaar Properties, Nakheel and Dubai Holding entities including Tecom, Dubai Properties and Sama Dubai.

Full rights

The move will pave the way for legal registration of properties in the name of expatriate owners with full freehold rights including the title deed, said Mohammad Sultan Thani, Director of Development and Marketing at the Dubai Land Department.

"Before, we only registered buyers who were UAE and GCC nationals. Now, we can start officially registering properties in designated areas in the name of expatriates who bought them from developers," said Thani.

Thani was confident they could cope with the rush, but advised property owners to deal with their developers to arrange for speedy registration.

"Registrations are to be handled by companies on behalf of clients so it takes only two to three minutes for each property." He said the Department can register between 100 and 200 properties at a time if all the relevant paperwork has been completed.

Before the law was published, there had been a lot of speculative activity in the property market. However, title deeds in individual names were being issued unofficially, with some properties being bought and sold many times over.

"Those who want to sell their property after initial registration may need about 30 minutes, if all papers are ready and if they are to register the sale individually," Thani said.

The England football team's former skipper David Beckham and Indian Bollywood star Shah Rukh Khan, are among some of the world's prominent figures known to have bought property in Dubai's iconic Palm Jumeirah.

Industry experts told Gulf News the new regulations did not offer any surprises, but they awaited further clarification.

"It's as we expected it to be. This list offered neither surprises nor disappointments," said Sydene Helwicq, property lawyer at Al Tamimi law firm.

"We are still in the process of identifying with relevant authorities which of the plots relate to which property," said Helwicq.

Mohammad Nimer, director of MAG Group, welcomed the announcement. "We never had any doubts that Dubai would fulfil its commitments. This will cement confidence in the property industry."

The list did not surprise Safdar Khan, Business Development Manager at Dubai Property Centre.
He said: "We expected all these areas to be in the list before the new regulations were issued."

[dubaiflo]

23 areas and 45 plots?
al barsha?

[Richard Head]

Unless i'm missing something obvious, the list published in this mornings Gulf News seems to completely omit Arabian Ranches. Hope i'm just going blind.

[DubaiDream]

no idea why they have left JLT and AR out

[guy_in_dubai]

and jumeirah islands, jumeirah village, green community, the views etc

if these properties arent supposed to be on the list...their prices would obviously go down wouldnt they?

[DubaiDream]

either they are going to do it phases or
they can't be assed to print the whole list

[Richard Head]

Originally Posted by DubaiDream

either they are going to do it phases or
they can't be assed to print the whole list

Possibly, but then why put out a list with Palms / World etc. on, when nobody lives there yet, whereas there are already hundreds living on the Ranches?

[guy_in_dubai]

Nope, they have printed the whole list, since it says there are 23 areas, if u look in todays GN it has all 23 areas:

Umm Hurair 2-Plot 013
Al Barsha South 2-Plot 002
Al Bursha South 3-Plot002
Emirates Hills 1-Plot 004 and 814
Emirates Hills 2-Plot 001 and 049
Emirates Hills 3-Plot 001
Jebel Ali-Plots 951, 74,81,82,83,84,142,143,391
Al Jadaf-Plot 003,007,008
The World-Plot 001
Ras al Khor-Plot 165
Al Rawiya-Plot 063,065
Shaikh Zayed Road-Plot 118, 147
Al Sufouh 1-Plot 069
Al Sufouh 2-Plot 005
Al Quoz 3-Plot 005,006
Al Quoz Industrial 2-Plot 010, 030
Al Quoz Industrial 3-Plot 028
Mirdif-Plot 143,144
Dubai Marina-Plot 007,014,015,033
Palm Jebel Ali-Plot 001
Palm Jumeirah-Plot 061
Nad Al Sheba-Plot 209,215,222
Warsan 1-Plot 002

All these plots include the following developments: The Waterfront, Palm Jebel Ali, Palm Jumeirah, Palm Deira, Dubai Marina, Discovery Gardens, Springs, Meadows, Greens, Jumeirah Golf Estates, Jebel Ali Airport, The Lagoons, International City, Business Bay, Burj Dubai.


This is all from todays GN front page business section.

[jba]

There is 23 areas,but 45 plots surely jumeirah lakes comes under one of the four plots on the marina?or the two plots on SZR?who can you contact to verify this?

[guy_in_dubai]

i dunno...possibly the Dubai land department, or GN?

[Richard Head]

Originally Posted by guy_in_dubai

Nope, they have printed the whole list, since it says there are 23 areas, if u look in todays GN it has all 23 areas:

Umm Hurair 2-Plot 013
Al Barsha South 2-Plot 002
Al Bursha South 3-Plot002
Emirates Hills 1-Plot 004 and 814
Emirates Hills 2-Plot 001 and 049
Emirates Hills 3-Plot 001
Jebel Ali-Plots 951, 74,81,82,83,84,142,143,391
Al Jadaf-Plot 003,007,008
The World-Plot 001
Ras al Khor-Plot 165
Al Rawiya-Plot 063,065
Shaikh Zayed Road-Plot 118, 147
Al Sufouh 1-Plot 069
Al Sufouh 2-Plot 005
Al Quoz 3-Plot 005,006
Al Quoz Industrial 2-Plot 010, 030
Al Quoz Industrial 3-Plot 028
Mirdif-Plot 143,144
Dubai Marina-Plot 007,014,015,033
Palm Jebel Ali-Plot 001
Palm Jumeirah-Plot 061
Nad Al Sheba-Plot 209,215,222
Warsan 1-Plot 002

All these plots include the following developments: The Waterfront, Palm Jebel Ali, Palm Jumeirah, Palm Deira, Dubai Marina, Discovery Gardens, Springs, Meadows, Greens, Jumeirah Golf Estates, Jebel Ali Airport, The Lagoons, International City, Business Bay, Burj Dubai.


This is all from todays GN front page business section.

So which one of these is Arabian Ranches, still confused here???

[jba]

just contacted nakheel and they confirmed jlt is freehold,they said lots of people had called today with the same question,no wonder with the clarity of the gulf news map!!

[dubaiflo]

don't be worried i bet AR and JLT will be freehold also.

[avion1]

Any news on Dubailand. Is Dubailand not freehold as it not listed there?

[Krazy]

Dubailand is not freehold. I think it will only be leasehold without the visa facility.

[avion1]

Do you think, any chances of Dubailand freehold on later days or that's it. No more freehold area ?

I am worried, I bought in Dubailand in Dubai sport City.

[Naz UK]

No need to worry. Unless you're planning on living longer than the next 99 years. I'm sure there will be a chance to convert to freehold at a later stage, I cannot see that not happening.

[thedubailife]

All towers i have seen in Sport city have been leasehold. I would not worry most leasehold are on a 99 year automatic renewal.

Well there's always a possiblity areas could change to freehold later

[Krazy]

Dubai condominium law likely this year

Dubai A new law outlining the rights and obligations of investors in common hold apartment blocks in Dubai is expected before the end of 2006, sources told Gulf News on Monday.

The condominium law will manage the relationship between investors and developers in freehold apartment buildings, clarifying arrangements for maintenance, utilities and services, as well as covering rights of use and owners' associations.

The news follows the official publication of Dubai's freehold zones and is seen as the third and final step in the emirate's progress towards a mature real estate market.

"When this law is made official it will represent the final part of the equation," said Marwan Ahmad Bin Galita, technical administration director at Dubai Land Department.

"It will make it clear to every investor his rights and obligations regarding staying in a common hold structure."

Dubai's property law now covers sales and purchases, but disputes can still arise over costs and arrangements for maintaining areas such as grass verges, swimming pools, corridors and lifts.

Sudhir Kumar, partner and executive director of the property division at Morison UAE Consulting, said implementation of rules agreed by developers and investors, and confirmed by law was essential.

"This will increase consumer confidence and make the market more transparent. It shows the government is moving in the right direction," he said.

The law will be the final stage of a process that began in March when Law No. 7 allowed expatriates to own local property. It was updated on Sunday with a long-awaited decree naming Dubai's freehold zones.

So far, 700 expatriates have been given official documents confirming title deeds in their names.

The Land Department will set up a temporary office on Shaikh Zayed Road, near Dubai Marina, in October to deal with the rush for registration and will open a permanent office in Al Barsha next year.

"We advise buyers to do a lot of homework before investing," said Bin Galita. Initial land registration is completed by a master developer who then transfers the details of individual owners to the Land Department.

If the land is then sold, the owner and buyer must complete the transfer at the Land Department.

They must also ensure that no obligations have been left outstanding.

The department stressed that a master development can be officially declared freehold, but a developer can decide to designate parts as 50-year lease, 99-year lease or freehold.

Regulations
Towards a mature property market

- The condominium law will clarify the rights and obligations of owners staying in common hold apartment blocks. It will cover maintenance fees, utilities, services, owners' associations and rights of use.

- The publication of Dubai freehold zones on Sunday clears the way for owners to register title deeds in their name. Initial land registration is completed by the project's master developer who then transfers individual units of land to buyers' names. The Land Department can process about 300 of these initial registrations a day.

- If the unit of land is re-sold, the seller and the buyer must complete the necessary paperwork at the Land Department.

- The Land Department will set up temporary offices for registration before a permanent office is built in Al Barsha next year.

- About 700 non-Gulf expatriates have completed registration and have been given documents confirming the plot in their names.

- The department advises prospective buyers to ensure the land is designated as freehold and to make sure the sub-developer has an agreement with the master developer to build and sell.

- Buyers are also advised to check the plot is registered with the Land Department and to make payments into an escrow account, should such an arrangement exist.

For more info visit info@dubailand.gov.ae

[Krazy]

i didnt know we cud "visit" email addresses