Cohen Segelov & co, ramat gan, Ramat Gan (2026)

31/08/2026

Can you negotiate a contract for purchasing an apartment from a developer in Israel?

This is a very frequent question that clients ask us and the answer is simple: YES!!!

Even though the base of the contract basically remains the same, there are several important and significant aspects of the purchase contract that can be negotiated such as:

Payment schedule adjustments.
Linkage caps.
Specification upgrades.
Tightened delivery/finishing date definitions.
Narrowing the instances that define a “permissible extension of time” and “ force majeure”.

A purchaser MUST always be aware that what he/she agrees with the developer MUST BE WRITTEN IN THE CONTRACT, otherwise it has no enforcement and is construed as not being agreed to.

Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate and all matters associated with the sale and purchase of property including opening specific trust accounts.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

27/08/2026

Should one sign a Memorandum of Understanding before signing the sale/purchase contract?

Many of our clients have asked us whether they should sign a Memorandum of Understanding before signing the sale/purchase contract to ensure that the deal takes place?

We, at Cohen Segelov Advocates, are of the opinion that signing a Memorandum of Understanding is a grave mistake as it binds the buyer to the transaction before the buyer has even conducted any due diligence or basic legal review. In addition , most often the MOU fails to address issues that later become the subject of disagreement between the parties that could result in unnecessary litigation.

Further we advise our clients to take the safe and more efficient approach of preparing for the signing of a contract instead of signing a Memorandum of Understanding. Our rationale for this is that we are of the opinion that it is imperative for a buyer to conduct due diligence to find out where the property is registered, ownership rights in and to the property, checking if there are any building code violations, checking if there are liens, mortgages, caveats and any other encumbrances or third party rights and checking the planning and zoning status of the property.

Once a Memorandum of Understanding is signed it is a legally binding document which means that there may be tax consequences, the payment of compensation to the injured party and even the possibility of litigation, if one withdraws from the transaction.

Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

24/08/2026

The actual legal process of a real estate transaction in Israel

The stages to a real estate transaction in Israel are:

Conducting a comprehensive legal due diligence review that involves examination of the legal rights in and to the property, reviewing of the registration of the property including the review of any caveats, liens, mortgages or other encumbrances and examination of the planning status of the property.
Contact negotiation.
Drafting a contract.
Signing a contract and registration of a caveat in favor of the buyer after the contract has been signed to protect the contractual rights of the buyer in the final transfer of ownership is completed.
Tax reporting.
Registration of the property with the appropriate authority once all of the consideration and taxes have been paid.

Israeli real estate law is complex and therefore it is important for buyers, sellers and investors to work with an experienced real estate lawyer. Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

20/08/2026

The role of planning and zoning regulations in Israeli real estate law

Planning and zoning regulations play a vital role in Israeli real estate law as they significantly influence property value and development potential of land. The planning regulations determine what may be built on any given property, building rights, permitted use of the land, height limitations, zoning designations , preservation restrictions and infrastructure planning.

The Planning and Building Law 1956 governs the usage of land in Israel and also establishes the planning authorities responsible for approving development, construction and issuing building permits.

The planning system in Israel operates on 3 levels: namely the National planning authorities, the District planning authorities and the Local planning authorities. Local planning authorities usually handle building permits and zoning matters whereas District committees review larger development plans and regional planning policies.

It is imperative that one checks the zoning regulations with the requisite professionals as part of one’s due diligence before entering into a real estate transaction in Israel.

Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

17/08/2026

Did you know that 93% of the land in Israel is State-owned? What does this mean if I buy or sell property in Israel?

Most of the land in Israel is owned by the State, the Development Authority, or the Jewish National Fund. The Israel Land Authority has been appointed to administer such property.

The Israel Land Authority grants property rights in the form of long-term leasehold rights (usually 49-year leases with an option to renew) to individuals who hold rights in such land. In many instances, the holder of the leasehold rights requires regulatory approval from the Israel Land Authority in order to carry out certain transactions involving the property.

How do lease payments work?

The long-term lease is usually paid for through a one-time fee known as “lease capitalization.” This payment covers the full value of the lease for the entire period (usually 49 or 98 years). If the lease has not already been capitalized, you may need to pay this fee when renewing, selling, expanding, or converting the leasehold rights into ownership.

How do I renew a lease?

Most leases include a renewal clause. While renewal is not automatic, the first renewal is generally granted for another 49 years, especially for residential properties, provided that the terms of the lease have been complied with and the applicable fees have been paid, such as a lease extension fee or the cost of full capitalization, if required.

A professional real estate lawyer should always be consulted to provide you with the vital information needed when purchasing or selling land administered by the Israel Land Authority.

Cohen Segelov Advocates has more than 35 years of experience in real estate law.

Please feel free to contact us:

+972-3-613-4244
[email protected]
www.cslawyers.co.il

13/08/2026

What makes Israeli Real Estate law unique?

The answer is simple: The Israeli legal framework that property law operates within is unique in comparison to other law systems throughout the world.

Israeli real estate law does not rely on a single unified legal code: rather it is a combination of historical legal traditions, legislation and regulatory oversight that influences the operation of property rights, how a real estate transaction is conducted and completed and the role of the courts should any dispute.

In addition to the buyer and seller, real estate transactions often involve third party authorities, such as The Israel Land Authority, the Land Registration Office local councils, planning and zoning committees, tax authorities and so on. In this manner, it is essential to understand the regulatory framework governing the real estate transaction. This means that anyone who plans to buy, sell or invest in real estate in Israel needs to understand the legal foundations of property ownership, planning regulations, taxation and registration procedures as each transaction depends on its unique circumstances and the relevant legal documentation.

A professional real estate lawyer should always be consulted in order to provide due diligence analysis, review the legal documentation and provide a legal analysis of the transaction.

Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

10/08/2026

Can you inherit debt in Israel?

A person’s death doesn’t extinguish his/her debts according to Israeli law. In fact, a creditor’s rights take priority over the rights of beneficiaries to receive their share in the distribution of an estate. This means that the law in Israel recognizes the repayment of debts over the distribution of assets to the beneficiaries of an estate.

Banks and other creditors can collect debts from the assets of the deceased as long as the estate isn’t distributed. If the debt is greater than the value of all assets in an estate, it is classified as an “ insolvent estate” and the beneficiaries will receive nothing. If there are debts known to the beneficiaries and probate procedure is not done correctly , the creditors can collect from the beneficiaries after the distribution of the estate

Therefore, it is very important to both properly plan your will and for the beneficiaries to effect the probate of a will only after receiving competent legal advice in order to address existing and future debts and void “ nasty surprises” that the beneficiaries may end up facing.

Cohen Segelov Advocates has more than 35 years of expertise in the area of wills and estate planning.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

06/08/2026

What is an Irrevocable Power of Attorney?

In Israel, in all real estate transactions and other transaction such as the gifting of assets, an Irrevocable Power of Attorney is routinely signed in order to protect the rights of a buyer and make sure such rights are fully secured even before the final registration of the property into the name of the buyer.

Whereas a regular Power of Attorney can be revoked or cancelled, an Irrevocable Power of Attorney can only be cancelled by means of a court order or the consent of all the parties involved.

An Irrevocable Power of Attorney even survives death or incapacity of the person who signs it and it has no expiry date.

As a purchaser it is imperative to ensure that the seller signs an Irrevocable Power of Attorney in the correct form upon purchasing a property.

Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

03/08/2026

ATTENTION !! In a real estate deal don’t use the same lawyer as the other party to the transaction.

At Cohen Segelov Advocates and Notaries, we are often asked the question: Can an Israeli lawyer represent both parties ( namely the buyer and the seller) in a real estate transaction?

The answer depends on the type of property being sold / purchased:

In regard to private second hand sales / purchases of apartments in Israel- if both parties agree, the same lawyer can represent the buyer and the seller.
In regard to the purchase of an apartment in a newly constructed building or “ buying off the plan” from a developer or a contractor, the buyer and seller can’t be represented by the same lawyer.

Whilst using the same lawyer for a private second hand sale/purchase may reduce legal fees and sometimes “ speed up” the process, the role of a “ shared” lawyer becomes that of a draftsperson who seeks to find mutual consensus, which may compromise one or both of the parties rights

When a seller / buyer has his / her own lawyer, the role of the lawyer is to act solely in the interest of the client to exclusively protect his/her rights and interests.

We, at Cohen Segelov Advocates and Notaries always advise our clients to seek independent legal counsel.

Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

30/07/2026

What protection do I have at law if the developer delivers to me by new apartment after the specified date?

In Israel, every purchaser of a new apartment is protected by law if the developer is unable to deliver possession of the apartment on the date specified in the sale agreement ( referred to in the agreement as the Delivery Date). The compensation is automatically granted which means that you don’t need to prove damages

There is a 30 day grace period according to the law and thereafter, the formula is as follows:

* After 1 month and up to 5 months, an amount equal to rental compensation of a similar apartment ( in size and in a similar location).
* From 5 months to 10 months, an amount equal to 125% of rental compensation of a similar apartment ( in size and in a similar location).
* From 11 months onwards, an amount equal to 150% rental compensation of a similar apartment ( in size and in a similar location).
However, there are permissible extensions that “pause” the payment of compensation in the event of delay such as force majeure ( acts of nature, wars, strikes, plagues and so on). Permissible extensions are defined in all sale agreements. It is an important aspect for the purchaser’s real estate lawyer to limit the force majeure clause so that it is reasonable especially in light of the past few years in Israel where war and military operations have resulted in shortages of building supplies and laborers that has caused significant delays in the completion of newly constructed apartment buildings.

Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate and all matters associated with the sale and purchase of property including opening specific trust accounts.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

Cohen Segelov & co

31/08/2026

27/08/2026

24/08/2026

20/08/2026

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13/08/2026

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03/08/2026

30/07/2026

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