Why is there no notary in Dubai?
The legal system of the UAE is based on a combination of civil law (inspired by the Egyptian and French systems) and local legislation. Unlike in many European countries, where the notary is a public official who executes the deed of transfer and registers it with the land registry, Dubai has a direct registration system through the DLD.
The reason is historical: property law in Dubai is relatively young (freehold ownership for foreign nationals has only existed since 2002) and was built on modern digital systems rather than the traditional notarial model.
The result is a more efficient system: where a transfer of ownership in the Netherlands takes 4–6 weeks (including notarial searches, the deed of transfer and registration with the land registry), in Dubai the transfer is completed in a single day at the trustee office.
The role of the Dubai Land Department (DLD)
The DLD fulfils the roles of a European land registry and the notary in a single organisation. The DLD:
• Registers all ownership rights in Dubai • Verifies the identity of buyer and seller • Checks that the property is free of attachments and mortgages • Registers the transfer of ownership in real time • Issues the Title Deed (proof of ownership) • Manages the Oqood system for off-plan registrations • Provides online access to ownership information via the Dubai REST app
The DLD is a government authority with decades of experience and an excellent reputation. All registrations are digital and publicly verifiable. The risk of fraud or error is minimal thanks to the digitised systems.
For buyers accustomed to a European land registry: the DLD Title Deed is the equivalent of the land-registry extract and the notarial deed in a single document.
Trustee offices: the neutral party
Trustee offices are organisations authorised by the DLD to handle the financial settlement of property transactions. They fulfil the role that a notary plays in Europe in managing the flow of funds.
The trustee: • Receives the manager's cheques from the buyer • Verifies the documents of both parties • Checks the ownership status with the DLD • Registers the transfer of ownership in the DLD system • Transfers the purchase amount to the seller • Hands the new Title Deed to the buyer
There are several trustee offices in Dubai, including: • Emirates Islamic Bank Trustee Office • Al Mal Trustee • Dubai Land Department Trustee Centres (in DLD offices) • Private trustee offices affiliated with legal practices
The trustee fee is AED 4,000–4,200 (including VAT) and is paid by the buyer. Augusta Properties selects a reliable trustee office and accompanies you at the transfer.
Conveyancers and legal guidance
A conveyancer is a legal specialist who manages the property transfer process. In Dubai, the conveyancer's role is less formal than in the United Kingdom (where conveyancing is legally required), but for complex transactions legal guidance is advisable.
A conveyancer can assist with: • Drafting and reviewing the MOU • Due diligence on the property and the seller • Checking for any encumbrances, mortgages or disputes • Overseeing the transfer at the trustee office • Handling Power of Attorney documentation • Dispute resolution if problems arise after the transfer
For standard transactions (buying an apartment without complications), a conveyancer is not strictly necessary, Augusta Properties provides the guidance as part of our service. For complex transactions (commercial property, multiple parties, legal disputes), we do recommend an independent conveyancer.
The cost of a conveyancer ranges from AED 5,000 to AED 25,000, depending on the complexity of the transaction.
Comparison with European systems
To put the Dubai system in perspective, we compare it with two European markets:
Netherlands: • Notary required for the transfer of ownership • The notary drafts and executes the deed of transfer • The notary registers it with the land registry • The notary holds the purchase price in a third-party (escrow) account • Lead time: 4–6 weeks • Costs: EUR 1,000–2,000 in notary fees
Belgium: • Notary required for the transfer of ownership • Two notaries (buyer and seller) are customary • The notary collects the registration duties • Lead time: 4–8 weeks • Costs: 1–2% in notary fees
Dubai: • No notary needed • A trustee office handles the financial settlement • The DLD registers the transfer of ownership in real time • Lead time: 1 day (at the trustee office) • Costs: AED 4,200 trustee fee
The Dubai system is faster and cheaper than the European notarial model, while offering comparable protection thanks to digital registration with the DLD and RERA's supervisory role.
Notary services in Dubai for other matters
Although no notary is needed for property transactions, notarial services (Notary Public) do exist in Dubai for other legal acts:
• Attestation of documents • Legalisation of signatures • Swearing of declarations • Attestation of a Power of Attorney
The Dubai Courts Notary Public provides these services. For a Power of Attorney that you wish to have drawn up in Dubai, you can go to the notary public of the Dubai Courts or a private notarial service provider.
If you have the Power of Attorney drawn up in your home country, it must be provided with an apostille (Hague apostille stamp) and then attested by the UAE Ministry of Foreign Affairs (MOFA). Augusta Properties guides you through this process.