Glossary of Moroccan real estate

Buying in Morocco also means learning a new vocabulary. Here are the terms you will come across most often, explained simply. This glossary is for information only: for each transaction, work with a notary or a lawyer.

Land title (titre foncier)

The certificate of ownership of a property registered with the Land Registry. It is the safest reference: everything recorded on it (owner, mortgages, easements) is legally binding.

Melkia

A deed drawn up by adouls that proves ownership through witness statements. It is common for unregistered properties, especially in medinas and the countryside. It is less secure than a land title and can be converted into one through registration.

Registration requisition

The procedure to obtain a land title for a property that has none. The property is then said to be “being registered”: the steps of boundary marking, publication and possible objections must be followed.

Land Registry (ANCFCC)

The authority that keeps the land registers, issues ownership certificates and records sales and mortgages.

Ownership certificate

A recent extract issued by the Land Registry showing the owner and any charges on the property. Always request one just before signing.

Adoul

A traditional legal officer who drafts certain deeds, such as the melkia or sales of untitled property. Deeds are drawn up by two adouls and then approved by a notarial judge.

Notary

The public officer who drafts the authentic deed of sale, holds the funds and handles registration formalities. For titled property, the notary is the usual point of contact.

Preliminary sale contract (compromis)

The pre-contract setting the price, conditions and timing of the sale, often with a deposit. It may include conditions precedent, such as obtaining a loan.

Final deed of sale

The deed signed before the notary that transfers ownership. It is then registered and recorded at the Land Registry.

Registration duties

The tax paid by the buyer on the sale, calculated as a percentage of the price. Land Registry fees and the notary’s fees come on top.

Real estate capital gains tax (TPI)

The tax owed by the seller on the gain made when reselling a property.

Housing tax and municipal services tax

The annual local taxes linked to owning a home. The amount depends on the rental value and the use of the property.

Co-ownership and syndic

The system governing shared buildings and residences. The syndic manages common areas and collects service charges from owners.

VEFA (off-plan sale)

Buying off-plan: payment in stages as construction progresses, within a legal framework.

Habous

Property assigned to a religious foundation, in principle inalienable. Habous land cannot be bought like private land: be careful if the word appears in a file.

Collective land

Land belonging to ethnic communities, under a special regime. It cannot be bought freely.

Non-agricultural vocation certificate (VNA)

The document confirming that land outside the urban perimeter has no agricultural vocation. It is essential for many countryside projects, particularly for foreign buyers.

Share transfer

Buying the shares of the company that owns the property rather than the property itself. Common for guesthouses and hotels.

Riad and dar

A riad is a house built around a planted inner garden; a dar is built around a courtyard without a garden. In everyday language, both are often called riads.

Due diligence

All the legal, technical and financial checks carried out before buying: title, permits, building condition, accounts of the business.