Buying a home in Israel is exciting, but the process works differently from many other countries. The most important thing to know: a signed purchase contract, and sometimes even a preliminary memorandum, can create a binding legal obligation. Do not assume you can simply cancel after signing.
Start with the land registry extract (nesach tabu)
The nesach tabu is the official extract from the Israeli Land Registry. It shows who the registered owner is and what is registered against the property. Your lawyer should pull a current extract before anything is signed and check it carefully:
- Ownership. The person selling must be the registered owner. If the property was inherited, check that the inheritance was properly completed.
- Mortgages. A registered mortgage is not automatically erased by a sale; it must be formally discharged as part of the deal.
- Cautionary notes (hearot azhara). These can mean the seller has already committed the property to someone else.
- Liens and attachments. A sign of the seller's debts, and a reason to stop and investigate.
Know what you are actually buying
Not every property in Israel is registered the same way. Alongside properties registered in the Tabu, some homes are held on a long-term lease from the Israel Land Authority, and in some buildings the rights are recorded in the books of a housing company (hevra meshakenet) rather than in the Land Registry. Each arrangement has its own checks, and your lawyer will confirm which one applies.
Money, taxes and the closing process
Purchase tax applies in Israel, and the amount depends on the buyer's status and the property. Because the rules change from time to time, check the current figures with your lawyer before you commit. Payments are usually made in stages through your lawyer, tied to milestones such as registering a cautionary note in your favor and, finally, registering the property in your name.
Above all: use an independent Israeli lawyer who works for you, not for the seller or the agent.
The information in these articles is general and for information only. It is not legal advice and is no substitute for advice on your specific case.