If you had to choose just one document for your property purchase in Morocco, this would be it. The title deed is a property\u2019s legal identity document: it states who owns it, what it comprises and what encumbrances are attached to it. For a riad in the medina, where properties with title deeds, properties in the process of being registered and properties under melkia all coexist, knowing how to read it is essential.<\/p>\n
This guide explains what a land title is in Morocco, how to check it (including online), and what we always check before a client signs.<\/p>\n
In short<\/strong> : Land registration is governed by the dahir of 12 August 1913, as amended in particular by Law No. 14-07. It results in the issue of a land title which extinguishes any prior rights not mentioned therein. The registers are maintained by the ANCFCC. Before buying, request a recent title deed<\/strong>, available online via the ANCFCC\u2019s E-Certificat service.<\/p>\n According to Article 1 of the dahir of 12 August 1913 on land registration, registration places the property under a regime from which it can no longer be removed. It gives rise to the drawing up of a a title deed which cancels all other titles and extinguishes all prior rights<\/strong> which are not mentioned therein. Furthermore, any act that creates, transfers, modifies or extinguishes a right in rem in respect of the property must be recorded in that title.<\/p>\n This is what gives registered property its strength: in principle, anything that is not registered cannot be enforced against third parties. Conversely, ownership of unregistered property must be proven by deeds and possession, both of which can be contested: this is the case with the Melkia in Morocco<\/a>.<\/p>\n Article 52 of the dahir specifies that a land title comprises, in particular:<\/p>\n Each title bears a number and a specific name, and a land survey is attached to it.<\/p>\n The owner receives a duplicate<\/strong>, a certified copy of the land register together with the plan. In the case of joint ownership, only one copy is issued to the authorised co-owner. This copy is one of the documents required to register a sale.<\/p>\n The securities are held by the\u2019National Agency for Land Registration, Cadastral Surveys and Cartography (ANCFCC)<\/strong>, through local land registration offices. Marrakech has several such offices: your solicitor will identify the one responsible for the property.<\/p>\n The sale is registered with the Land Registry following the execution of the deed. This registration gives rise to a transfer tax of 1.5 % of the price and fixed charges, as detailed in our guide to Costs associated with buying property in Morocco<\/a>.<\/p>\n The title deed certifies the the legal and physical condition of the property at the time of the application<\/strong>. It is a snapshot: you must therefore request it close to the date of signing, and renew it if the case drags on.<\/p>\n The ANCFCC offers the service E-Certificate<\/strong>, which allows you to:<\/p>\n Applications are processed during working hours. The ANCFCC also offers the \u00abMohafadati\u00bb service, which allows users to track the procedures carried out on a land title.<\/p>\n Before any agreement is reached, we go through the following with you and the solicitor:<\/p>\n These checks prevent most of the Pitfalls of buying property in Morocco<\/a>.<\/p>\n The ANCFCC describes the so-called standard procedure: submission of a registration application<\/strong> supported by title deeds, following verification by the Land Registry; payment of fees; ; boundary marking<\/strong> by a surveyor; publication. Third parties may lodge opposition<\/strong> up to two months after the publication of the notice of the completion of the boundary demarcation. Upon expiry of this period, the registrar issues the title deed for applications against which no objection has been raised, and forwards the others to the court of first instance (Article 51-19 of the Dahir).<\/p>\n Registration is, in principle, voluntary, but it is compulsory in the cases provided for by specific legislation and in certain areas designated by ministerial order (Article 7).<\/p>\n Since the enactment of Act No. 41-25, published in the Official Gazette No. 7526 of 16 July 2026, Article 4 of the Code of Property Rights stipulates that deeds of transfer of ownership, including property sale agreements and powers of attorney<\/strong> any related documents must be drawn up, on pain of nullity, by way of an authentic instrument (notary or adoul); a document with a certified date drawn up by a solicitor is no longer accepted. Our article on preliminary sales agreements in Morocco sets out the clauses that should be included.<\/p>\n To register the full transfer of a registered property, the ANCFCC requires, amongst other things: the application for registration, the deed of transfer, any relevant administrative authorisations or certificates, a copy of your identity document and a duplicate of the land title. It is only after this registration that you become the owner with enforceable title against third parties.<\/p>\n Request a recent certificate of title from the ANCFCC, either online via E-Certificat or from the Land Registry. It sets out the registered owner, the details of the property and any charges. Have it reviewed by your solicitor.<\/p>\n Yes, the ANCFCC\u2019s E-Certificat service allows you to apply for a certificate of ownership online using the title number and its index, to track the application and to verify its authenticity for a period of three months.<\/p>\n Land title is established through registration, which extinguishes any prior, unrecorded rights. The melkia is a document issued by the adula proving ownership of unregistered property; it does not offer the same level of security.<\/p>\n The ANCFCC scale provides for a transfer tax of 1.5 % of the price, plus fixed charges. This amount is in addition to registration fees and the notary\u2019s fees.<\/p>\n Yes. The title states the owner\u2019s identity and nationality; the purchase of residential property is open to foreign nationals.<\/p>\n We never commit a client to a riad without first reviewing the property\u2019s title with a solicitor. Have you found a property? Send us the details you have: we\u2019ll help you check the title before proceeding any further. Contact us<\/a> or read our guide to the\u2019Buying property in Morocco as a foreigner<\/a>.<\/p>","protected":false},"excerpt":{"rendered":" S’il ne fallait retenir qu’un document dans votre projet d’achat au Maroc, ce serait celui-ci. Le titre foncier est la carte d’identit\u00e9 juridique d’un bien : il dit qui en est propri\u00e9taire, ce qu’il contient et quelles charges p\u00e8sent sur lui. Pour un riad dans la m\u00e9dina, o\u00f9 coexistent biens titr\u00e9s, biens en cours d’immatriculation […]<\/p>\n","protected":false},"author":6,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-5837","page","type-page","status-publish","hentry"],"_links":{"self":[{"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/pages\/5837","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/users\/6"}],"replies":[{"embeddable":true,"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/comments?post=5837"}],"version-history":[{"count":2,"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/pages\/5837\/revisions"}],"predecessor-version":[{"id":5859,"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/pages\/5837\/revisions\/5859"}],"wp:attachment":[{"href":"https:\/\/klairarno.com\/en\/wp-json\/wp\/v2\/media?parent=5837"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}What is a land title in Morocco?<\/h2>\n
Vehicle registration: a safety system<\/h3>\n
What a land title contains<\/h3>\n
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The duplicate<\/h3>\n
Land Registry and the ANCFCC<\/h2>\n
How to check a land title<\/h2>\n
The certificate of ownership<\/h3>\n
View a land title online<\/h3>\n
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Our checklist<\/h3>\n
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Land title, requisition or melkia: three scenarios<\/h2>\n
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The registration procedure<\/h3>\n
From verification to signature<\/h2>\n
The compromise<\/h3>\n
Registration of the sale<\/h3>\n
Frequently Asked Questions<\/h2>\n
How do you check a land title in Morocco?<\/h3>\n
Can you view a land title online?<\/h3>\n
What is the difference between a land title and a melkia?<\/h3>\n
How much does it cost to register a sale in the land register?<\/h3>\n
Can a foreign national be listed on a land title?<\/h3>\n
Secure your purchase with Klair & Arno<\/h2>\n