Frequently Asked Questions (FAQ)

WHAT TYPE OF TITLE DEED WOULD I RECEIVE FROM LAPIS PROPERTIES?
You will receive a freehold title deed, as all projects developed by Lapis Properties are located in freehold designated areas. These areas, recognized by the government, allow non-UAE citizens to own properties in Dubai in accordance with local property laws. The units can be purchased outright with no time restrictions on freehold ownership rights.

WHAT ARE THE MAINTENANCE AND SERVICE FEES?
Maintenance and service fees cover the upkeep and cleanliness of all common areas for residents. These fees are calculated annually based on the costs required to maintain the property and must be approved by RERA (Real Estate Regulatory Agency). The budget for these fees is subject to RERA approval before being collected from residents. Full details regarding these charges are outlined in the Sales Purchase Agreement (SPA).

CAN I ADD OR REMOVE A JOINT OWNER FROM MY SALE AND PURCHASE AGREEMENT?
Yes, under current laws, you can add or remove a joint owner from your Sale and Purchase Agreement. To do this, all parties involved should contact customerservice@lapisproperties.com to complete the necessary paperwork. Any applicable fees must be paid to the Dubai Land Department.

WHAT SHOULD I DO IF I LOSE MY SALE AND PURCHASE AGREEMENT (SPA)?
If you lose your SPA, you should contact the Customer Relations Management Department at Lapis Properties. They will guide you through the process. You may need to provide an indemnity letter explaining how the SPA was lost and confirming you will return it if found. Upon validation of your request, a new copy will be issued for an administrative fee of AED 5,250.

HOW LONG DOES IT TAKE TO RECEIVE AN SPA FOR SIGNATURE AFTER PURCHASE?
It takes up to 15 working days from the date of purchase for the SPA to be issued. The Compliance department will review the submitted documents and ensure that the down payment, Oqood fees, and registration charges are fully paid before issuing the SPA. Buyers must sign the SPA within seven days of receiving it. The signed SPA can either be delivered to Lapis Properties in person or sent via courier to the following address:

Customer Service Department
Lapis Properties
48 Burj Gate, Office 601
Downtown, Dubai
United Arab Emirates

WHAT DO YOU MEAN BY A SNAGGING INSPECTION?

A snagging inspection occurs once you receive a completion notice. You will be invited to visit the actual project to inspect your property, ensuring it aligns with the specifications outlined in your Sales Purchase Agreement (SPA).

CAN I MAKE CHANGES TO MY PROPERTY OR UNIT?
No changes can be made to the external façade or structure of the property until construction is complete. However, small internal modifications can be carried out after the unit is fully constructed and handed over to the purchaser. This is subject to approval from the Lapis Properties development team and other government authorities such as Dubai Municipality. Administrative fees may apply for obtaining a No Objection Certificate (NOC) from Lapis Properties.

CAN I RENT OUT MY PROPERTY ONCE IT’S HANDED OVER TO ME?
Yes, once the handover process is complete and the title deed is issued in your name, you can rent out your property.

WHERE IS THE LOCATION OF THE SALES OFFICES OF LAPIS PROPERTIES?
The sales office is currently located at 48 Burj Gate, Office 601, Downtown, Dubai, United Arab Emirates.

WILL MY UNIT BE EXACTLY THE SAME AS THE ONE I SAW AT THE SALES OFFICE OF LAPIS PROPERTIES?
Mock-up units at the Lapis Properties sales office are created to demonstrate how a finished unit might look. These mock-up units often include sample furniture and appliances. However, your unit will be delivered as per the specifications detailed in your SPA. Some variations may occur in line with applicable laws and your SPA.

WHAT IS THE PROCESS TO TAKE POSSESSION OF MY UNIT?
As the project nears completion, Lapis Properties will notify purchasers of the handover date via a completion notice, as per the SPA. Purchasers are required to complete all payments related to the purchase price and any other outstanding amounts. An opportunity will be provided to inspect the unit, during which purchasers can list any defects. This list will be countersigned by the project manager or their representative.

Any remaining defects that cannot be fixed before the handover date will be addressed during the defect liability period. Despite this, the purchaser is required to complete the payment and take possession of the unit on the handover date. Failure to do so may result in Lapis Properties taking appropriate legal action, and no further inspection opportunities will be provided. Purchasers will also be informed of the required documents and the handover process.

WHAT WILL OWNERS RECEIVE ON HANDOVER OF THE PROPERTY?

• Keys to their unit
• A list of important phone numbers
• Car parking remote
• Access card(s) or biometric fingerprint access to the building (if applicable)
• Car security sticker (if applicable)
• Owner’s manual

What properties can be registered with the Dubai Land Department (DLD)?
All real estate transactions, whether they involve a new purchase, a transfer, or any changes to existing property rights, must be registered with the DLD.

Do I need to be a UAE resident to buy property in Dubai?
No, being a resident of the UAE is not a requirement to purchase property in Dubai. Non-residents can own property in specific freehold areas designated for expatriates. However, additional documentation may be required depending on the legal requirements for non-resident buyers.

What documents are required for Oqood registration, and who manages the process?
Once you’ve secured a unit, the Customer Relations team at Lapis Properties will guide you through the process of registering your unit. The exact documents needed may vary depending on whether the buyer is a resident or non-resident, or if the purchase is being made by a company. Lapis Properties will handle the registration process in coordination with the DLD on your behalf.

Can I delay registering my property?
No, all properties must be registered with the DLD within 60 days of the sale date. It’s essential to provide Lapis Properties with all the required documents promptly to avoid any penalties. If the registration is delayed, the DLD may impose additional fees, potentially doubling the registration cost.

How will I know when my property registration is complete?
Once the registration of your unit is finalized with the DLD, Lapis Properties will inform you and provide the necessary documents, including receipts for the fees paid. For international buyers, these documents can be delivered via courier with prior authorization.

What are the registration fees, and how do I pay them?
Currently, the DLD charges 4% of the property purchase price as a registration fee, along with additional administrative costs. Payment methods may vary, but the most common method is via a manager’s cheque made out to the Dubai Land Department. Alternatively, the fees can be paid to Lapis Properties, which will handle the payment and registration on your behalf.

Are there any extra fees payable to Lapis Properties?
At this time, Lapis Properties does not charge any additional fees for registering a property in the original buyer’s name.

Who receives the registration fees?
The registration fees are paid to the DLD, ensuring that the property is officially recorded in the DLD registry under the buyer’s name.

How does the resale process work?
The process for reselling a property may change as per DLD rules, but the current steps are as follows:

1. For off-plan properties, the seller and the new buyer must contact the CRM team at Lapis Properties to request a No Objection Certificate (NOC) for the property transfer.
2. The NOC is issued once the seller has completed all payments as outlined in the Sale and Purchase Agreement (SPA) and has met the conditions set by Lapis Properties.
3. The seller must pay 30% of the purchase price before Lapis Properties allows the resale to proceed.
4. A fee of AED 5,000 is required to process the NOC and the new SPA.
5. After receiving the NOC, the seller and buyer complete the necessary documents, including the Transfer of Ownership form. Lapis Properties will handle the transfer process and issue a new SPA to the incoming buyer.
6. Any outstanding payments must be cleared before the NOC is issued.
7. The resale is initially recorded in Lapis Properties’ interim registry, and the final transfer is completed at the DLD. Transfer fees must be paid directly to the DLD.
8. After the resale is finalized at the DLD, the new buyer must provide Lapis Properties with a copy of the original sale contract for record-keeping.
9. If the property is mortgaged, the transfer process will need to comply with the specific bank’s guidelines and requirements.

What is the project’s payment policy?
Buyers must adhere to the payment schedule specified in their Sales Purchase Agreement (SPA). If there is any delay or failure to make payments, penalties may be applied, and other legal measures could be taken as per the terms of the SPA and Dubai property regulations.

What is the procedure if a payment default occurs?
In the case of a missed payment, Lapis Properties will issue a formal notice allowing the buyer 30 days to resolve the outstanding balance. If the payment is not made within this period, Lapis Properties may take appropriate actions according to Dubai property laws.

How can I inform Lapis Properties about changes to my contact information?
If you need to update your address or phone number, simply notify Lapis Properties by sending an email from your registered email address or by visiting their sales office. It’s essential to keep your contact details up to date to ensure you continue receiving all important communications.

Can I get a home loan and register a mortgage on my property?
Yes, it’s possible to secure a home loan and register a mortgage on your property, provided the required fees are paid to the Dubai Land Department (DLD). However, only financial institutions that are licensed and regulated by the UAE Central Bank are authorized to offer this kind of financing.

Is VAT applied to my property?
According to UAE law, newly built residential properties are exempt from VAT when sold for the first time or within three years of construction. There may still be some uncertainty regarding the exact “date of supply,” which could refer either to the date of payment or the date when the property is completed.

Can I buy a property under a Free Zone company’s name?
Yes, certain Free Zone companies can purchase property, as long as they meet the requirements of the DLD and Free Zone authorities. The Lapis Properties sales team will guide you through the process to make sure the property is properly registered in the Interim Property Registry.

What is the difference between principal and joint owners in a sale agreement?
Both principal and joint owners share equal rights to the property unless otherwise specified. For instance, if two buyers agree to split ownership based on their financial contributions, that would be documented. If no such agreement exists, ownership is considered equal. Any notices sent to the principal owner are legally recognized as having been sent to all joint owners, in accordance with UAE law.