The lawyer's role in buying property in Israel

Your best legal protection in an Israeli property transaction.

Why a lawyer is essential

Unlike France where the notary ensures legal security, in Israel the lawyer (orech din) fulfills this role. There's no notary in the French sense in the Israeli legal system. The real estate lawyer is your only protection against legal risks: title problems, undeclared easements, existing mortgages, procedural defects or abusive contract clauses. If you're buying a new apartment, the lawyer is even more crucial to verify the developer's guarantees.

The lawyer's duties

Legal due diligence: The lawyer checks the property's legal status at the Tabu (land registry) or Minhal (land administration). They ensure the seller is the owner, there are no mortgages, liens or ongoing disputes. For off-plan purchases, they verify building permits, the developer's license and bank guarantees (Havtachat Milvia).

Contract negotiation and drafting: The lawyer drafts or reviews the sale contract (Heskem Ekar), ensuring your interests are protected. They negotiate penalty clauses, conditions precedent, payment schedules and delivery guarantees.

Tax assistance: The lawyer handles the declaration and payment of Mas Rechisha to tax authorities. They can also refer you to a specialized accountant to optimize your tax situation.

Land registry registration: After the transaction, the lawyer registers the property in your name at the Tabu, definitively securing your title.

Fees and costs

Real estate lawyer fees in Israel are generally calculated as a percentage of the purchase price: 0.85% + VAT (18%). For a property at 2,000,000 ₪, expect approximately 17,000 ₪ + VAT. Estimate your total costs precisely with our tax and fees simulator.

How to choose your lawyer

For from abroad buyers, prioritize a French-speaking lawyer specialized in Israeli real estate law. They should ideally understand international transaction specifics and the double taxation convention. IsraelStart works with a network of verified partner lawyers, French and English speaking, covering major Israeli cities.