You’re viewing a riad you like, the price seems attractive… then the seller adds: «It’s in melkia.» This term worries many foreign buyers, and rightly so, but it shouldn’t necessarily put you off. In the medina of Marrakech, some of the older buildings have never been officially registered, and many riads have been passed down through the generations via adoula deeds.

This guide explains what a ‘melkia’ is in Morocco, how it differs from a land title, what risks it entails, and what solutions are available to ensure a worry-free purchase.

In short : a melkia is a deed drawn up by an adula that proves ownership and possession of property unregistered. It does not offer the same legal certainty as a title deed: third parties may challenge it. The safest option is to have the property registered, ideally before the final sale, by making your commitment conditional upon obtaining the title.

What is melkia?

An Adulae deed of title

A melkia is a document drawn up by adouls – public officials following the Muslim notarial tradition – which records the ownership of a property and the possession on which it is based, on the basis of witness statements and previous documents. It applies to properties that have not been registered under the land registration system.

A ‘melkia’ riad is therefore a riad whose ownership is established by a chain of deeds (melkia, successive deeds of sale, deeds of inheritance, deeds of partition) rather than by an entry in a land register.

Why are so many riads made of melkia?

The medina is a very old settlement. Many houses have been passed down through the family, sometimes over several generations, without ever being registered with the land registry. That is why the question of legal status is one of the first we ask about each riad. Our guide buy a riad in the medina of Marrakech put this point into the context of the entire purchasing journey.

Melkia or land title: what’s the difference?

• Land tenure — Title to land: Registration (Dahir of 12 August 1913); Melkia: Adoula deed and possession
• Effect — Title to land: Removes unmentioned prior rights; Melkia: Evidence open to challenge
• Register — Land title: ANCFCC Land Register; Melkia: Not entered in the Land Register
• Challenge by a third party — Land title: Strictly regulated once the title has been established; Melkia: Possible (other deed, heir, neighbour)
• Resale and financing — Land title: Simpler; Melkia: More complex

The land title is the result of a registration procedure which, according to the 1913 dahir, cancels all previous titles and extinguishes all prior rights not mentioned therein. The melkia, however, remains a document that must be cross-referenced with earlier deeds, evidence of possession and the described boundaries. To understand in detail how the title works, see our guide to the land title in Morocco.

The risks of staying in a riad in Melkia

A questionable claim

A third party may rely on another document, concurrent possession or inheritance rights. In the event of a conflict between two documents relating to unregistered property, the judge shall compare their dates, their origin, the continuity of possession and the weight of the evidence.

Forgotten heirs

This is the most common risk in the medina. If a property has been inherited, all the heirs must be listed in the chain of title deeds and must consent to the sale. An heir who is not included in the file may claim their rights at a later date.

Vague boundaries

Historical documents sometimes describe boundaries in terms of neighbouring properties, using local measurements that are not very precise. In a riad that is adjoining on three or four sides, it is not uncommon for there to be a discrepancy in floor area or for a room to «overlap» into the neighbouring house.

More difficult access to finance and resale

Banks generally require a first-ranking mortgage to be registered against the property; this presupposes that the property is registered. Check with your bank if the property is in the process of being registered. When it comes to resale, a riad without a title deed also attracts a more limited pool of buyers.

Ways to buy a riad in Melkia

Option 1: Register the vehicle before the sale (recommended)

The seller submits a registration application and you sign a preliminary agreement conditional upon obtaining the title deed. This is the solution we favour: the risk of a dispute is eliminated before you pay the purchase price.

Option 2: buy and then register

You purchase on the basis of the Melkia, then you initiate the registration process yourself. This is a quicker way to complete the transaction, but you bear the risk whilst the process is ongoing. This approach should only be used for cases that are fully documented, following analysis by a professional, with a price negotiation that takes this risk and the associated costs into account.

Solution 3: give up

If the chain of title is incomplete, if heirs cannot be traced or if the boundaries are disputed, it is sometimes wiser to give the property a miss. We tell our clients quite frankly: a good riad is, first and foremost, one that you will be able to sell on.

Registering a melkia: how it works

The ANCFCC outlines the stages of the so-called standard procedure:

1. Location survey prior to the land registry service, in accordance with the applicant’s instructions.
2. Submission of the application for registration, supported by all documents establishing ownership, and payment of the relevant fees.
3. Boundary on site by a surveyor, in the presence of the parties summoned.
4. Publication and time limit of’opposition : a third party may lodge an objection up to two months after the publication of the notice of completion of the boundary demarcation.
5. Drawing up the title by the registrar if no objection is lodged; otherwise, the case is referred to the court of first instance.

The timeframe depends on the quality of the application and is significantly extended in the event of an objection. The costs include the land registry fees associated with registration and the surveyor’s fees, in accordance with the ANCFCC scale.

Who should you consult: a notary, an adoul or a solicitor?

Since the enactment of Act No. 41-25 (Official Gazette No. 7526 of 16 July 2026), Article 4 of the Code of Property Rights stipulates that deeds of transfer of ownership, preliminary property sale agreements and the corresponding powers of attorney must be drawn up by way of a notarised deed (by a notary or adoul), failing which they shall be null and void.

When it comes to property in Melkia, the adouls have historically played a central role in the drafting of deeds; a notary may also draw up the deed, and a solicitor may offer advice but is not authorised to draft the deed of sale themselves. The choice of professional is explained in detail in our article notary or adoul in Morocco.

Our checklist for a Melkia riad

• Get the Melkia and the entire chain of prior actions, translated where necessary by a sworn translator.
• Check the deeds of inheritance and the identities of all the beneficiaries.
• Compare the described limits in line with the actual building, with the help of a surveyor.
• Check that…’no requisition There is no competing activity taking place on the plot.
• Make the agreement conditional on the’registration, or, failing that, to include a robust warranty clause.
• Incorporate the costs and timeframes registration costs within your budget.

Frequently Asked Questions

What is a Melkia riad?

It is an unregistered riad, the ownership of which is evidenced by an adoula deed (melkia) and a chain of prior deeds, rather than by a land title registered with the ANCFCC.

Is it risky to buy a property through Melkia?

The risk is very real: a third party or an heir may contest ownership, and both financing and resale become more complicated. This risk can be managed by registering the property before the final sale.

How do you convert a melkia into a land title?

By submitting an application for registration to the Land Registry, followed by a boundary survey, publication and a period for objections. If no objections are raised, the registrar issues the title deed.

Melkia or land title: which should you choose?

Where price and quality are equivalent, a property with a clear title is always preferable. A property under a ‘melkia’ arrangement may still be a viable option if it is registered before the sale or if its price takes account of the risk and associated costs.

Does a bank provide financing for a riad in Melkia?

It’s difficult, as banks generally require a first-ranking mortgage to be registered on the title deed. Check with the bank before committing yourself.

Have your application assessed

Are you unsure about a riad in Melkia? Before you commit to anything, we’ll go through the available documents with you and put you in touch with the right professionals. You’ll soon know whether the deal is sound or whether it’s better to give it a miss. Contact Klair & Arno.