Real Estate & Property Law in Morocco

Securing Property Acquisitions and Transactions in Morocco

Real estate in Morocco, particularly in the thriving economic hub of Tangier, offers profitable returns but carries significant legal complexities. The Moroccan property system is split into two distinct regimes: registered land (regulated by the Dahir of August 12, 1913, on Land Registration, which provides an unchallengeable land title), and unregistered land (Melk), governed by Law No. 39-08 forming the Real Estate Code and traditional Islamic jurisprudence.

Our law firm in Tangier protects buyers, developers, and foreign investors throughout the real estate transaction lifecycle, ensuring compliance, financial safety, and dispute resolution.

Property Due Diligence at the Land Registry (ANCFCC)

Before signing a preliminary contract (compromis de vente) or making escrow transfers, performing a thorough legal audit at the National Land Registry (ANCFCC) is critical. Our due diligence checklist includes:

• Title Deed Audit: Verifying property ownership, boundaries, area, and easement rights.
• Encumbrances & Lien Check: Ensuring the property is free of bank mortgages, tax liens, judicial attachment orders, or pre-notations.
• Zoning Verification: Confirming zoning plans with the Tangier Urban Agency to ensure the land can be used for residential, commercial, or industrial purposes.

Acquisition of Rural/Agricultural Land by Foreigners (AVNA)

Under Moroccan Decree-Law n° 1-73-213, foreign citizens cannot own agricultural land. For a foreigner to buy rural property, they must obtain a certificate called Attestation de Vocation Non Agricole (AVNA) (Certificate of Non-Agricultural Vocation).

This requires submitting a technical development plan to the Regional Investment Center (CRI). Our firm coordinates these administrative procedures to ensure successful property conversion.

Off-Plan Purchases (VEFA) and Buyer Protections

Buying off-plan (VEFA) is regulated by Law No. 107-12. To prevent developers from defaulting, the law enforces strict regulations:

• Bylaws & Notarization: Preliminary and final sales contracts must be drafted by a notary or registered lawyer under penalty of absolute nullity.
• Completion Guarantees: Developers must secure bank guarantees or insurance policies ensuring construction completion or downpayment refunds.
• Escrow Payments: Installments are capped by law according to building phases.

Property Litigation and Dispute Resolution

Our litigation department handles property disputes in civil courts. Common issues include:

• Encroachments and Boundary Disputes: Resolved through court-appointed boundary surveys.
• Construction Delays: Rescission of contracts and claims for financial damages.
• Rental Disputes: Action for unpaid rent or evictions under Law No. 67-12 governing commercial and residential leases.

Notre Méthodologie d'Accompagnement

Chaque cas ou transaction fait l'objet d'une analyse rigoureuse et d'un traitement en trois phases clés. Premièrement, l'audit et le diagnostic approfondi des documents légaux fournis pour estimer les chances de succès ou de risques de conformité. Deuxièmement, la phase de médiation et de relance amiable, favorisant le règlement pacifique ou la conclusion d'un avenant transactionnel. Enfin, la phase de saisine judiciaire si le règlement extrajudiciaire échoue. Nous gérons alors la saisine, le dépôt de requêtes auprès du greffe, la nomination d'experts judiciaires, le suivi de rapports d'expertise et l'exécution finale des ordonnances et arrêts obtenus.