Acheter property in Israel is for many an old dream come true. But it is also an investment whose risks must be controlled. The legal environment, distance, differences in culture and language are all obstacles to foreign investors. Receive a complete and accurate information is the best way to minimize the risk of error. The main things to consider before you leap.
First, check that the seller is the owner. This seems obvious but it’s more complicated than it might seem. Property rights may be entered in the register at the office areas or even from a private company. In all cases, an audit must be conducted by a professional.
If the property is sold on the plan, the reading of the building permit is also required to ensure that the seller has received the necessary authorizations for the construction (building permits, construction fees, compliance plans).
Once these elements clarified, comes the time of contract of sale. All details concerning the property must be specified (floor, number of rooms, parking lots and cellars, the common areas, orientation …). Note however that the area was announced in Israel gross. It includes the walls and your share of the common parts.
The cost of your rent will often set in dollars, but payments will be charged in shekels according to the official exchange rate. Again, beware of indexation clauses with floor who do the seller (when the dollar goes up) but do not benefit the buyer (if lower price). In any case, be sure to include a staggering price that guarantees your rights and ensures that the seller does not bequeath previous debts related to the property.
Any delay in payment, even partial, is run with default interest at the expense of the buyer. It is generally agreed to grant a grace period of 7 to 15 days in case of late payment. The contract must provide a date of delivery of the keys. The seller may also receive a grace period. After this time, a compensation clause of the buyer must be provided. In general, equivalent to one month’s rent for each month of delay. In case of purchase in new, additional documents must be attached to the contract. These include plans, technical documents and bank guarantees to deliver to the buyer. There is no suspension clause of Israel to obtain credit. In other words, your commitment to the contract of sale of the apartment is firm and definitive. You can you dédire in case of refusal by the bank to grant you a loan. Good advice: Get your bank an agreement in principle, even oral, before signing the sales contract.
As a buyer, you pay the fee acquisition. This tax is calculated on a sliding scale from 0 to 5% of the value of property acquired.
In Israel, the intervention of a notary is not required for a real estate transaction. The lawyer is able to verify all the conditions of sale and complete all legal formalities required. When purchasing a new, often the contract provides for payment by the buyer of fees to counsel for the seller, and in particular regarding the registration of the condominium after the cadastre of the keys (Generally 1 to 2% of the price of the property). This lawyer is not acting in the interest of the buyer and has no right to represent him. It is therefore strongly advised to hire an independent lawyer of the seller. This brief overview shows the sensitive practice that a foreign investor will have to check. Ensuring that these tips, a lot of disillusionment will be avoided.
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