A state of controversy and confusion prevailed on social media in Egypt, due to amendments to the real estate registration law, which will be implemented early next month.
Lawyers say that the new amendments threaten Egyptians ’ownership of real estate and apartments for a while, as the property is not stabilized except through long and complicated procedures, in addition to being costly for a people whose children are at risk of poverty.
At the end of last year, Parliament issued an amendment to Article 35 of the Real Estate Registration Law, which defined a new method for declaring and registering real estate, and stipulating the introduction of services for registered real estate only.
Parliamentarians considered the promulgation of the law in its new form an achievement that makes each apartment and real estate a national number, and accurately determines the size of the country’s real estate wealth, as well as gives real estate an actual and substantial value.
On the other hand, Twitter users considered that the matter is nothing more than a new measure of collection procedures that the government has recently mastered in a way that many Egyptians are unable to pay, and brought them out to protest, as happened in the village demonstrations in September of last year against huge fines for reconciliation in building violations. Government to reduce pacification of the street.
Disorder and paralysis
Prominent lawyers criticized the amendment as contradicting the constitution and the rulings of the Court of Cassation on the one hand, and on the other hand because of the confusion and turmoil it will cause in the real estate market, which makes the money that the government will collect from behind the amendment to the right, which will be lost in the North as a result of paralysis that will affect the sale and purchase operations that are required to register in the real estate month With huge fees.
After next March 4, the buying and selling process will not be recognized before government agencies, except after registering the sale contract in the real estate registry, and the preliminary contract between the owner and the buyer, as well as the contract that obtained a valid signature from the court, will not be connected to the property. Not registered.
The Secretary of the Housing and Public Utilities Committee in the House of Representatives, Amin Masoud, praised the new amendments, and considered that registering real estate in the real estate month is a legitimate right of the state and must be preserved.
He stressed in press statements that the new amendment contributes to the registration of 80% of the real estate wealth, in order to comprehensively inventory the real estate wealth in Egypt, in a way that achieves a large outcome for the state, provides a sound database, and guarantees citizens properties that are documented and registered in the real estate month.
This, group of real estate registration procedures for me who would like to take an idea .. After that, in order for the facilities to enter or change an accompanying name in your name, it is necessary to register .. so that no one will register a little .. Oh I forgot to say that this is stopped because the property is registered before that .. And the ownership chain … but if it is not recorded, this is a pure second movie 🤦🏻🤦🏻 pic.twitter.com/J30S6gwa2l
– Fear for money Julio (@ahyounes) February 21, 2021
Ambiguity and confusion
A state of confusion prevailed on the communication platforms because they did not understand the significance or the regulatory procedures, and Twitterers ridiculed these developments and considered that their main goal is a kind of indirect nationalization of citizens’ ownership of real estate or pushing them to buy only from state projects in new cities at exorbitant prices.
Lawyers elaborated on explaining the amendment and its consequences to their followers on social media, and despite this, questions remained pending about exceptional cases that threaten the owners of losing their homes.
Lawyer Ahmed Abu Al-Ola Madi said on his personal Facebook page that Law No. 186 of 2020 does not revoke the validity of the signature, and it is a court ruling that was easy for Egyptians to obtain to give some kind of authenticity to sales and purchase contracts, but – and the lawyer – he does not make it alone a bond of ownership. In order to prove it, a valid and enforceable sale case, which takes a whole year, must be instituted in the courts, and then after obtaining the ruling, the registration procedures in the real estate registry will be completed.
As for the second solution – if the land is registered and licensed and the building or real estate is licensed – then the buyer and seller must go together to the real estate registry to transfer ownership without the need for a validity case and enforcement of a consensual registration request, and it takes about 6 months.
Among the consequences of the lack of registration – in addition to the inability to connect the facilities – is the difficulty of renting the apartment, and the price of the apartment will drop because it is not registered.
The new real estate month law
In short, you should not buy an apartment from outside the state’s projects and be in the new cities. Thank you
— EMAD SHAWKY 39 (@comics83255887) February 17, 2021
If the reason for the Reconciliation Law causes people to destroy about two carats of itself, then the reason for the real estate registry law will let people spoil themselves about 24 carats
That is why we knew and made sure of who is the grace of God from whom they will take the money that they squander in projects that have no benefit.
The grace of God for us is the grace of God for theirs
– mona Helal (@ monaHel75385289) February 19, 2021
Unnecessary and unconstitutional
In turn, the lawyer for the cassation, Nasser Fathi, explained that the new amendments are unnecessary, and fees could have been requested from citizens without this law, because most real estate is difficult to register, and the real estate registry is not equipped to accommodate and receive the accumulation of all Egyptian people on it.
He continued on his personal Facebook page, that the survey offices are still operating in primitive ways without programming, and registering in the current situation is a journey of torment for the citizen and the lawyer.
The lawyer expressed his hope that the House of Representatives will reconsider this law again, or postpone its application now because it will cause paralysis of real estate movement and affect social and economic stability, or the government can at least delete the sentence on the delivery of facilities from this law, because this will It leads to a widespread phenomenon of theft of these facilities, including electricity and water, meaning that the result will be a waste of public money, not the other way around.
He stressed that this law violates the directions of the political leadership and the government, which was seeking to install counters with codes for violators in order to achieve justice and not be subject to arbitrary assessments by the electricity police or water companies.
On the other hand, lawyers said that there is a ruling by the Court of Cassation that nullifies the law requiring registration in the real estate registry for violating the constitution.
Court of Cassation ruling nullifying the registration law in the notary registration pic.twitter.com/KcRexPojlU
– mona Helal (@ monaHel75385289) February 21, 2021
This rushed legislation of Article 35 bis recently issued by Law No. 186 of 2020 of the Real Estate Registration Law No. 114 of 1946 opens the door for fatwas in the law as it is in debt, permissible for everyone who gives and takes
Is it not time for us to be of legal reason after all these eras and centuries since “Hamorabi” until now ?! pic.twitter.com/h0PZpTTigo
– ALI SELEEM (@ ALISELE92641253) February 21, 2021