Real estate lawyer in Rishon LeZion, Israel

Haim Shamli assists buyers and sellers with property transactions in Israel, including second-hand apartments. His work includes legal-status checks, sale and lease agreements, and coordination with municipal offices, tax authorities and the Land Registry. His office is in Rishon LeZion. Meetings by appointment. He works in Hebrew, Russian, English and Georgian.

Buying property in Israel: what to check before signing

A property purchase in Israel is completed only by registration in the land registers; until then it is a written undertaking to make a transaction (Land Law 1969, sections 7 and 8(opens in a new tab)). Before signing, check what is registered, how payments are secured and which purchase tax applies.

Why use a lawyer when buying an apartment?

The deed is signed before a registrar or a lawyer. The lawyer identifies the parties, explains the legal consequences and confirms in writing that the documents were checked (Land Regulations 2011, regulations 12 and 14(opens in a new tab)). A represented buyer also files the Tax Authority declaration through the lawyer (Kol Zchut(opens in a new tab)).

What does a Tabu extract show?

It shows the registered owners, mortgages, liens, attachments, court orders and restrictions, as of the day it is produced (Land Registry(opens in a new tab), Hebrew version(opens in a new tab)). Check that the seller is the registered owner and whether a warning note favours someone else.

What is a warning note (caveat)?

A warning note records a rights holder's written undertaking to make, or refrain from, a transaction in the property (Land Law, section 126(opens in a new tab)). While it stands, a conflicting transaction is not registered without the beneficiary's consent or a court order (section 127). A lawyer or registrar authenticates the registration request (regulation 21(opens in a new tab)).

How is Israeli purchase tax determined?

The buyer pays purchase tax, at different rates for a single apartment, an additional apartment and non-residential property (Real Estate Taxation Law, section 9(opens in a new tab)). The single-apartment track is limited to Israeli residents, including people who become first-time or veteran returning residents within a set period after buying. New immigrants may qualify for a benefit whose conditions changed from 15 August 2024 (Tax Authority form 2973(opens in a new tab)). The Tax Authority publishes and updates the brackets; the law on the contract date applies (calculator(opens in a new tab); Kol Zchut(opens in a new tab)).

Buying from a developer or second-hand?

A developer may not take more than seven percent of the price unless the buyer's money is secured as the law lists, for example by a bank guarantee, insurance or a warning note (Sale (Apartments) (Assurance of Investments) Law, section 2(opens in a new tab)). For second-hand purchases, see the second-hand apartment guide.

Buying as a foreigner or from abroad?

The Notaries Law sets form rules for a power of attorney in a registrable transaction, with a separate rule for one given abroad under local law (section 20(opens in a new tab)). The Israel Land Authority, for example, accepts one signed abroad before an Israeli diplomatic or consular representative, or before a notary whose signature is authenticated by such a representative or, in Hague Convention countries, by an apostille (procedure 05.03M(opens in a new tab)). Rights in Israel Lands may pass to a person who is not an Israeli citizen or resident, and not entitled to immigrate under the Law of Return, only with approval (Israel Lands Law, section 2A(opens in a new tab)).

Official sources (mostly in Hebrew): Tabu extract(opens in a new tab); purchase tax calculator(opens in a new tab); warning note registration(opens in a new tab); Israel Land Authority procedure on foreign buyers(opens in a new tab).

Professional legal support for real estate transactions is the key to success

Buying Real Estate – One of Life’s Most Important Decisions
Whether you're purchasing your first home, investing in commercial property, or selling a family house, a real estate transaction is a major milestone. The legal guidance of an experienced real estate attorney is crucial to ensuring that the deal is secure, lawful, and beneficial.

Why is Legal Support in Real Estate Transactions So Important?

• Protecting Your Rights: A real estate attorney ensures your legal rights are safeguarded throughout every stage of the transaction.
• In-Depth Property Review: A thorough analysis of the legal status of the property, including registration, encumbrances, third-party rights, and more.
• Contract Drafting and Review: Preparation and review of sale or lease agreements tailored to your best interests.
• Dealing with Authorities: Handling bureaucratic procedures with municipal offices, tax authorities, and the Land Registry.
• Tax Guidance: Assessment of the tax implications of the deal and strategies for minimizing tax liabilities.
• Dispute Resolution: Professional representation in the event of conflicts or unforeseen complications.
• Peace of Mind: Confidence that all legal aspects of the transaction are in reliable, professional hands.

How to Choose the Right Real Estate Attorney

• Experience: Look for an attorney with extensive experience in real estate law.
• Reliability: Transparency and support at every stage of the transaction.
• Communication: Choose someone who clearly explains complex legal matters.
• Availability: Make sure your attorney is accessible and responsive throughout the process.

Why Choose Us

• We provide legal support for real estate transactions: from residential purchases to commercial investments.
• Over 15 years of experience in the real estate sector.
• Deep legal knowledge, a personalized approach, and full dedication to our clients’ success in every transaction.
• Our priority is to ensure that every deal is as secure and beneficial for you as possible.

Contact Advocate & Notary Haim Shamli today for an initial consultation and discover how professional legal support can ensure the success of your next real estate transaction. Get a Consultation Back to Services

Rishon LeZion planning resources

• Building file search: local planning committee (Hebrew)(opens in a new tab)
• Rishon LeZion city map (GIS, Hebrew)(opens in a new tab)