FAQ'S

What is the difference between leasehold and freehold properties?

A Leasehold property refers to a property leased by Emaar Properties to a Lessee for a specified term. A Freehold property is a property that is sold outright for a specific purchase price to a Purchaser and there is no limit on ownership rights.

Why is the rate of maintenance fees not specified in the sale agreement?

The rate of maintenance fees fluctuates depending on the yearly costs and expenses involved in the maintenance, operation, and upkeep of common areas within the community. However the Sale Agreement does mention the payment of maintenance fees.

Why do we sign sale agreements with subsidiaries such as Springs, Meadows, Arabian Ranches, and Dubai Marina, instead of Emaar?

The Sale Agreement is typically signed between the Purchaser and the respective Company that is acting as the Vendor. However, the Vendor company is a subsidiary of Emaar Properties, which oversees the larger developments.

Why does the Sale Agreement state that interest will be charged if the customer defaults, but the vendor can delay completion without penalty?

Due to the unpredictable nature of construction timelines, the Sale Agreement specifies an estimated completion date for construction. However, the Vendor retains the right to reschedule the completion date within certain time limit beyond the Estimated Completion Date whereby the Vendor can delay the Completion of the project. Delays are typically only caused by factors outside the Vendor’s control, such as Force Majeure.

Can we receive a Sale Agreement in Arabic?

Currently, the Sale Agreement is only available in English.

Can I add or delete names from my Sale Agreement?

From a legal perspective, adding or deleting names is considered a transfer of ownership and customers would require applying for a NOC from Emaar. These changes must be recorded in the Land Department’s register, with applicable administrative fees paid to the vendor and transfer fees to the Land Department.

What happens if I lose my Sale Agreement?

If you lose your Sale Agreement, you will need to visit the Contracts Helpdesk and sign an indemnity form. Additionally, you must submit a police report, or an affidavit notarized by a public notary explaining the loss. After verifying the authenticity of your request, a new Sale Agreement will be issued, upon payment of a nominal fee of AED 3,000.

How Many Days Does it Take to Receive My Contract for Signature From the Date of Sales Launch?

For off-plan properties purchased during a launch, it typically takes between 21-40 days for the Vendor to issue the Sales and Purchase Agreement (SPA) after purchase date. This is due to the necessary approvals and documentation compliance, including the clearance of down payments, registration charges, and Oqood fees. At times, there is interdependency from the Lands Department to get the plot numbers particularly for town homes or villas which are printed on the agreements. For completed properties purchased, the SPA issuance is usually between 15-20 days, subject to approval and documentation compliance.

What is a Mortgage?

A mortgage is a type of loan where the borrower pledges the title/property documents to real estate as collateral for a loan. In the event the borrower fails to repay the loan on time, the lender has the legal right to foreclose on the property and sell it to recover the outstanding debt/loan.

Why Do I Need to Register the Mortgage of My Property with Emaar Properties?

Emaar Properties registers the mortgage over any of its properties upon the purchaser’s request to protect the interest of the financing bank. Emaar will also issue an undertaking letter / Consent to Mortgage and Charge / Sale Addendum to this effect. However, Emaar’s undertaking expires in the event of completing the title deed registration or full repayment of the loan, whichever is earlier.

When and Where Can I Register a Mortgage with Emaar Properties?

You may visit our Customer Care Centre at Emaar Square, B2, G Level or apply for a request for mortgage registration/ discharge via E-services available on Emaar App or Emaar website.

Why Do I Need to Pay a Mortgage Registration Fee?

A nominal fee of AED 5,000 is charged for registration of the mortgage with Emaar to cover all administrative costs. Emaar also provides an undertaking to the Bank / Financial Institution to protect the interest of the Bank / Financial Institution in the mortgaged property.

What should I do If I want to change my Lender after my property has been financed previously?

If you wish to change your lender, you must first apply for a discharge of the existing mortgage or charge over the property. After that, you will need to register the new mortgage or charge. This process must be completed both at the Emaar office and the Dubai Land Department.

Do I need to register my mortgage at the Land Department as well?

Yes, registering your mortgage with the Dubai Land Department is mandatory.

Can I authorize a representative to complete the mortgage registration on my behalf?

Yes, a representative can act on your behalf provided they hold a notarized and legalized Power of Attorney from all registered owners of the property, stating that the attorney has been given the power to sign for discharge of mortgage requests.

How long does it take to process the mortgage registration or discharge?

The mortgage registration or discharge process typically takes 10 working days to complete.

Can I transfer my property if it is mortgaged?

The Purchaser will have to provide a clearance letter from the financier regarding settlement of all dues towards the property to initiate the transfer.

Is life insurance mandatory when buying a freehold property with Emaar?

No, Emaar does not require Purchasers to have life insurance. However, if you are financing the purchase through a mortgage loan facility from a Bank / Financial Institution, they may require life insurance.

What documentation does my Lender require for a mortgage loan?

For information on document requirements, please visit this link.

What documents are required for discharging a mortgage and charge?

For information on document requirements, kindly visit this link.

What is Emaar Preferred Access?

The Emaar Preferred Access Programme is a customer-focused initiative launched to provide long-term investors and end-users with the opportunities to invest in our latest project launches. The initiative was introduced in response to high demand to our project launches and several end-user and long-term investors missed the opportunity to buy an Emaar property. The Emaar Preferred Access Programme is subject to the below terms and conditions.

What Are the Terms and Conditions of the Emaar Preferred Access Programme?

• Eligibility and Registration
  Customers may opt into the Emaar Preferred Access Programme (“Programme”) either online during launch registration or by visiting an Emaar Sales Centre. Emaar reserves the right, at its sole discretion and without liability, to accept, reject, or request additional conditions for any application to the Programme.
• No Guarantee of Sale

Opting for and availing from the Programme does not bind Emaar to sell any property. The purchase of any property is subject to availability, agreement on Emaar’s relevant terms and conditions of sale and final approval of the sale of the property by Emaar.

• Registration Channels
  Customers would have the choice to register on the Programme either through online or at Emaar Sales Centre(s).
• Non-Transferability

The enrollment to the Programme is irrevocable and non-transferable and cannot be used to purchase properties in the name and/or for the benefit of third parties.

• Restrictions on Property Transfer
  Any property purchased under the Programme is non-transferable prior to the payment of at least fifty percent (50%) of the purchase price of the property. In the case of full-floor purchases, no transfer or assignment is permitted prior to its handover.
• Minimum Down Payment
  Twenty percent 20% of the total property value, or a higher percentage as may be requested and increased from time to time by Emaar at its sole discretion is required to be paid at the time of purchase.
• Documentation Requirements
  All required documentation must be submitted to Emaar at the time of purchase.
• Additional Terms

Additional terms and conditions shall apply including without limitation the terms and conditions of online registration for launches.

• Right to Amend or Cancel

Emaar reserves the right at any time at its sole discretion and without any liability to modify, add, suspend, or cancel the Programme, or amend any of the terms and conditions of the Programme including changes to down payment requirements, resale restrictions, payment terms, or Programme benefits. Emaar may also withdraw or suspend a customer’s enrollment in the Programme, and the ensuing privileges/benefits.

Does registration to the Programme and compliance with all conditions guarantee a property purchase?

Home allotments under the Programme are subject to demand and the number of units available at the time of launch.

How do I register for Preferred Access?

When online registration opens for a launch, customers will be prompted to select the “Emaar Preferred Access Programme” field during the process. Please note that online registration is applicable only during official launches. For investments not tied to a specific launch, customers are advised to contact an Emaar Sales Centre.

Is Preferred Access given as a one-time only opportunity or will this be on-going for all future launches?

The “Emaar Preferred Access” Programme is on-going and can be availed of by customers every time they register online.

What is a Home Orientation?

A Home Orientation is an opportunity to visit your new home, accompanied by one of Emaar’s Property Handover Executives. During this walkthrough, any issues that require attention will be documented in a Home Orientation Checklist. Emaar’s Property Quality Assurance Department (PQA) will liaise with the Contractor to ensure all observations as recorded on the checklist (subject to acceptance by PQA and consultants) are rectified.

Can Emaar provide a visit visa for my Home Orientation or Handover?

No, Emaar does not provide visit visas for customers.

Can I authorize someone else to attend the Home Orientation on my behalf?

Yes, you may appoint a representative to attend the home orientation on your behalf. Please submit an authorization letter that includes the representative’s full name and contact number, clearly stating your consent to conduct the orientation on your behalf. A copy of your passport is also required for signature verification.

Can I change my home orientation date?

Yes, you may reschedule your home orientation date once, provided the new date falls within the official handover period allocated for the project.

Can I go for a second home orientation to make sure that all snags are rectified?

Only one Home Orientation per unit is conducted, in accordance with the terms outlined in the Sales Purchase Agreement. However, should you find any pending snags after you take handover of the property, you can report them to Emaar’s Property Quality Assurance (PQA) team by:

• Calling the Emaar Contact Centre at 800-EMAAR (800 36227 / +971 4 366 1688)
• Emailing pqa@emaar.ae
• Visiting the Emaar Customer Centre at Emaar Square, Building 2

Can I make changes to my Villa?

Yes, internal modifications may be permitted provided they do not impact the villa’s structure or external façade. However, before making any alterations, you have to first obtain a No Objection Certificate from Emaar. Please note that all external changes are not allowed.

Can I rent out my property after handover?

Yes, once the property is handed over to you, you are free to lease it.

Will my villa look exactly like the one I saw at the Sales Centre?

Please note that show villas featured at our Sales Centres are designed with premium, luxury finishes, which may differ from the standard specifications of your purchased unit. If you wish to upgrade to luxury finishes, please inform the Sales office at the time of purchasing your property. Keep in mind that this will result in the price being adjusted accordingly.

What is the Property Handover Process?

To complete the handover process and take possession of your property, you must submit the following documents:

• Single Ownership:

Original Certificate of Completion of Payment

Copy of Application for Land Registration

Original DEWA Security Deposit Receipt

Original Passport or valid Government ID for identification

• Joint/Multiple Ownership (including spouses):

Original Certificate of Completion of Payment

Copy of Application for Land Registration

Original DEWA Security Deposit Receipt

Original Power of Attorney or a Notarized Authorization Letter from all owners/spouses (if not all are present)

Original Passport or a recognized Government photo ID for each owner

Note: In cases of spousal joint ownership, a notarized letter is required if one party is absent during the handover.

·      For Company Ownership:

Original Certificate of Completion of Payment

Copy of Land Registration Application

Original DEWA Security Deposit Receipt

Original Trade License

Original Notarized Letter of Authorization

• Must be on company letterhead, signed by the authorized signatory, authorizing the representative to complete the handover.
• Copy of Passport of Authorized Signatory (for signature verification)
• Original Passport or Recognized Government-issued ID of the authorized representative

·      For Authorization on Behalf of Individual Owners:

Original Certificate of Completion of Payment

Copy of Land Registration Application

Original DEWA Security Deposit Receipt

Original Power of Attorney or Notarized Letter of Authorization

• Must be provided by all property owners.

Copy of Passport of All Owners

Original Passport or Recognized Government-issued ID of the authorized representative

What Owners Will Receive Upon Property Handover?

Apartments

Upon taking handover of their apartment, owners will receive:

• Keys to the unit
• Homeowner’s manual
• List of important contact numbers
• Car parking number
• Access cards / transponder (where applicable)
• O. Box keys (where applicable)

Villas

Upon taking handover of their villa, owners will receive:

• Keys to the villa
• Homeowner’s manual
• List of important contact numbers

Car security sticker

When can I do my home orientation?

Our Property Handover Department will contact you to schedule your Home Orientation at a convenient time.

Who is eligible to apply for a residence visa?

Emaar does not sponsor residence visas for homeowners. However, property owners may apply for a multiple-entry visit visa if the following conditions are met:

• The property is registered with the Dubai Land Department (Title Deed issued) with a property value is AED 1 million or more.
• If the original purchase price was below AED 1 million but the current market value has reached or exceeded AED 1 million, the owner must:

Obtain an evaluation letter from the Dubai Land Department confirming the current value.

To proceed, customers can:

• Visit the Customer Care Department at Emaar Square, Building 2, Ground Level to request a No Objection Certificate (NOC) in order to be able to obtain the multiple entry visit visa.
• Alternatively, submit a request for the NOC via E-services at emaar.com or through the Emaar App.

How long does the Visa process take?

The issuance of the NOC to Immigration takes 6 to 8 working days

How can I transfer my DEWA accounts?

To transfer your DEWA account, the following documents are required:

• Completed and signed DEWA application form.
• Agreement of Sale.
• DEWA deposit:
  • AED 2,000 for apartments
  • AED 4,000 for villas & townhouses
  • Plus applicable reconnection charges
• Passport copy with valid residence visa page

Note: These requirements are subject to change without prior notice from DEWA.

For additional information please contact DEWA.

Note: Please note it is mandatory to transfer the DEWA account onto your name prior to taking the handover of the property even if you are planning to lease out your property.

I want to sell my property but haven’t paid in full, can I get the keys to show the property to a prospective buyer?

Unfortunately, we can only give the keys upon handover to the customers after all entire payments and all associated formalities are completed.

Is it possible to get the keys to my home one day before the handover date?

Under normal circumstances, we will issue keys only on or after the handover date. If there is special circumstance under which you need to receive the keys prior to the handover date (subject to complete payment) kindly approach the Property Handover department with your request for consideration.

My property is mortgaged and my bank wants to conduct an evaluation of the property prior to making the final payment. Please advise how I can arrange this?

• Property Handover will facilitate an evaluation visit to the property upon request from the concerned bank and payment of Dhs 1000 as evaluation visit fees. During the visit an executive from Property Handover shall accompany the authorized evaluators and provide access to the unit. Documents required.
• Authorization letter from the property owner authorizing the bank to evaluate the property
• Authorization letter issued to the Valuator by the mortgaged Bank, authorizing them to do the evaluation on behalf of the Bank.
• Trade License copy of the Valuation Company.
• Valid company ID of the Valuator.
• Receipt of AED 1000 payment.
• Note: Property Evaluation visits will only be considered for mortgaged properties where snags have already been completed and shall strictly be restricted to two individuals from the Valuation Company.
• Only 1 evaluation visit will be permitted per property and subsequent requests will not be entertained. Property Handover or its executives will not be involved in the actual evaluation process or the outcome of the same. For arranging the visit for evaluation you may contact Emaar Contact Centre on 800-EMAAR (36227)/ 9714 3661688 and place a request.

I have recently been issued a Title Deed from Land Department but there is no mention of the parking bay number assigned to my apartment or I have recently been issued a Title Deed from the Land Department but the parking bay number given is wrong? Can Emaar assist?

Please approach the Property Handover Department who will arrange for a letter to be issued to you detailing the parking bay number assigned to your apartment. This letter will be issued upon payment of a fee of Dhs 500. Please call Emaar Contact Centre for more information.

I want to carry out some modification works to my property. Do I need permission?

Yes, any home modification or improvement requires a No Objection Certificate (NOC) from Emaar Community Management. Please refer to the Home Modification Guidelines to ensure your planned works comply with community standards. To apply for a NOC, log into your community portal and select ‘Home Modifications’ from the sidebar.

Do I need to apply for a NOC if I want to do landscaping in my garden?

Yes. Both soft and hard landscaping works require a NOC.

I want to build a pergola in my garden. Do I need to seek permission?

Yes. Installing a pergola requires a NOC. Please refer to the relevant conditions in the Home Modification Guidelines to ensure that it is in line with guidelines.

Can I renovate my kitchen and bathroom?

Yes. These are considered internal modifications and require a NOC.

Can I make changes to my balcony or terrace?

External modifications that affect the aesthetics of the villa are not permitted. Please consult the Home Modification Guidelines for acceptable modifications to balconies.

Can I increase the height of my boundary wall?

It is not permitted to increase the height of the boundary wall. For privacy reasons, it is recommended to plant trees or hedges and for other options, please refer to the Home Modification Guidelines.

Can I change the existing landscape in front of my villa in the common area?

No. Modifying the landscaping in common areas is not permitted, as these areas are maintained as part of the community.

I want to build a swimming pool. Do I need to seek permission?

Yes. Constructing a swimming pool requires a NOC. Any modifications to your villa or garden must be approved.

Can I repaint the exterior walls of my villa?

Yes. Please note that it is permitted to repaint the external walls of the villa, however a NOC is required to ensure that the colour theme and uniformity of the community is maintained.

Do I need a NOC for internal painting, A/C cleaning, repairing of damaged sanitary wares, fixture and electrical accessories?

Works like interior painting and regular maintenance work do not require a NOC from Emaar. However, your contractor must obtain an entry permit to get access to the community and carry out maintenance works.

Can I begin modification works before handover of the property?

No. Home modification works are not permitted before the property is handed over.

What is the time frame to obtain a NOC?

For soft landscaping and external painting applications, your request will be processed within two working days and for minor and major works, your request will be processed within three working days from the day of submitting all required and correct documents and works applied for are in line with the modification guidelines. Hence, please plan your work accordingly.

How do we know that our NOC request has been approved?

You will receive an email notification and can download the approved NOC from the portal.

What is the next step after obtaining the NOC?

You need to share the copy of the NOC to your contractor to obtain the necessary access permit to start the work. However, for major works which require DM/DDA approval, your contractor/ consultant must obtain DM/DDA approval prior to commencing the works.

Does Emaar have a list of approved contractors?

No. There is no list of approved contractors or consultants. The homeowner can appoint his/her preferred Dubai-licensed contractor or service provider.

Where can I find the drawings and paint codes for my property?

The property information is available online. You may visit the community portal and log in to your account and click on ‘My Documents’ on the side bar menu. Please click on the available button to access the villa drawings and paint code. If drawings and paint codes are not readily available, you may place a request online and you will receive these in your registered email address.

Can my contractor work on weekends?

Work is permitted from 8 AM to 5 PM, except on Fridays and public holidays. However, works generating noise and disturbance to neighbours should be avoided between 1 PM and 3 PM.

Can a tenant apply for modification works?

Yes, but only for soft landscaping, paving work, and planter boxes.

Can I change the contractor while the works are ongoing?

Yes. You can update contractor details online through the portal. Please refer to the video tutorial for step-by-step guidance.

The modification works are not complete. Can I renew my NOC?

Yes, you have an option to renew the NOC online by logging into the portal. Please refer to the video tutorial for NOC renewal.

How can I see the status of my application?

Please login to the community portal and access the Home Modifications section. The application status will reflect in the status bar.

Can Emaar provide consultation for my planned modification works?

The owner should appoint a consultant/contractor and share the modification guidelines, discuss and agree that the modifications are in line with the guidelines. Emaar will then review and provide approval for your modification works.

Can I add additional works or change the approved plan?

No. Any deviation from the approved plan is not allowed. To make changes, you must apply for a new NOC application.

Why is a security deposit required?

The security deposit is required to safeguard the common area facilities and infrastructure against damages that may be incurred by the contractor whilst the works are ongoing.

Do I need to notify my neighbours before starting work?

It is recommended to inform your neighbours, especially for works that may generate noise, to avoid inconvenience.

Why do I need to apply for an inspection after completing the work?

An inspection ensures that the completed works comply with the approved NOC. Upon successful inspection, your security deposit will be refunded.

27. What is considered an unauthorised modification?

Any work carried out without a valid NOC or not in line with the Home Modification Guidelines is deemed unauthorised modifications. Unauthorized modifications may result in issuance of notice of violation with applicable penalty and in addition, it may lead to legal action in coordination with relevant local authorities.

Can I install additional air conditioning units?

Installation of an additional air conditioning unit is not allowed, however replacing the existing ones in the same location is permitted. No AC unit or conduits should be installed on the external surface of the boundary walls or villas.

Why do I have to pay transfer fees to Emaar Properties upon transferring my property?

Emaar charges an admin fee for issuance of NOC for Transfer. This transfer is registered in Emaar’s Property Register and subsequently to be completed at the Land Department. The fee is part of the administrative charges involved in completing the transaction.

What are the documents that are required for an NOC for Transfer?

For information on document requirements, kindly visit this link

How many people need to attend the transfer of my property?

The transfer needs to be attended by both the Transferor/s, Transferee/s. How may I apply for the NOC for Transfer? Please visit our Customer Care Centre at Emaar Square, B2, G Level or apply for a request for NOC for transfer via E-services available on the Emaar App/ website.

Will Emaar issue me a Visa after I complete the Purchase of my property?

No, Emaar is not allowed to sponsor any visa’ s as per instruction from Dubai Immigration. Eligible customers can apply for an NOC from Emaar to Dubai Immigration for a multiple entry visit visa subject to terms and conditions.

When and where can I collect my NOC for Transfer from?

You will receive an automated notification once your NOC is ready. The NOC can be collected from Emaar’s customer Care office at Emaar Square, B2, G Level.

Can the NOC for transfer be collected by anyone?

The NOC can be collected only by the property owner/ legal power of attorney holder.

Which properties are eligible for registration of land?

All property types need to be registered/ pre-registered with the Dubai Land Department as per law.

Where can I submit my application for registration?

Please visit our Customer Care Centre at Emaar Square, B2, G Level or apply for the registration via E-services available on the Emaar App/ website.

Do I need an appointment, or it is a walk-in procedure?

Transactions are done either by walk-in or via E-services. Please note that we do not arrange appointments for carrying out transactions.

Can any owner from any project register their property?

Yes, all projects can be registered.

If I don’t register my property now, can I do it at a later stage or is there a deadline?

There is no deadline; however it is mandatory to complete the land registration for all completed projects as per Land Department’s law. Failure to register is the purchaser’s obligation and responsibility.

What happens if my property is scheduled for transfer during the registration period?

Should I first register the property and then apply for transfer? Yes, the property must first be registered with the Land Department and only then can any transaction request can be accepted.

If I own a property in an incomplete project, when will I be able to register the property?

The property can be registered/ pre-registered soon after the purchase.

How will I be notified regarding completion of my Registration?

Once your registration is completed, you will be contacted by Emaar to collect the registration documents and proceed to the Land Department for issuance of the title deed.

Can I register my property on the same day that I clear my outstanding payments?

Yes, you can clear your outstanding payments after which you can proceed to apply for the registration.

Do I need to turn up in person for the registration process?

You may apply in person, or else you can authorize someone on your behalf to register the property with an authorization letter. Alternatively, you can apply for a request for registration of your property via E-services on the Emaar App / website.

Is a power of attorney mandatory if I am not able to register in person?

No, registration can be done via an authorization letter only.

Can mortgaged properties be registered?

Yes; all mortgaged/ financed properties must be registered. A NOC from the Financial Institution addressed to the Land Department will also be required for this purpose. Please refer to the Land Registration fact sheet for the requirements.

My property is mortgaged. I don’t have the original contract to apply for the registration?

You can provide the certified copy (from the financial institution).

What are the registration fees?

The registration fee as of date payable to Dubai Land Department is 4% of the contract value. If the property is mortgaged; a mortgage fee of 0.25% of the mortgaged value plus AED 10 is also applicable. Please also refer to our fact sheet on registration under this link.

Why should I pay registration fees while I have paid fees to Emaar when I transferred my property?

This fee is paid to the land department, which is applicable for the current owner’s property to be registered.

What is the mode of payment for the registration fees?

Manager Cheque / Banker’s Draft payable to Dubai Land Department.

How many days will it take to issue and deliver the title deed?

Please note that the registration will be completed within 5 working days at Emaar. Following this, Emaar will notify the customer to collect the registration documents and proceed to the Land Department for issuance of title deeds.

Who will inform me about the title deed collection?

The title deed can either be collected directly from the Land Department or is forwarded to Emaar’s office. Customers will receive an automated SMS/e-mail upon receipt of the title deed to collect the same from Emaar’s Customer Care office.

Is there a certain period within which I have to collect the Title Deed after notification?

Title Deed will be held by Emaar until the customer comes to collect the same. No specific time will be given for collection.

After the registration of the property and issuing the title deed, if I wish to sell my property what will the procedure be?

The customer will have to proceed with the transfer through the Land Department, however, after obtaining an NOC from Emaar for transfer.

What are the contact details for further clarifications?

Tel: 800-EMAAR (800-36227) Fax: +971 4 367 3011 Email: customercare@emaar.ae

What happens if one of the joint property owners passes away? Should the contract with Emaar be updated?

In accordance with Article 11 of the UAE Civil Code, “The law of the state of which a person has the nationality shall apply to the civil status and competence of such person.” Based on this, Emaar has implemented a formal Transfer on Succession process for transferring property ownership to the next of kin in the event of the demise of an owner or joint owner. To initiate this process, beneficiaries must follow legal procedures and provide the necessary documentation in line with UAE law.

Is a will sufficient to transfer ownership after death?

A will alone is not sufficient to transfer property ownership. For ownership to be legally transferred, the will must be:

• Confirmed by a Dubai court (or equivalent legal authority)
• Accompanied by an officially issued succession certificate

Can I add my children’s names to the Sale Agreement to safeguard their rights?

Ownership rights in the UAE are governed by local laws. In the event of the owner’s death:

• Sharia Law will apply to UAE-based properties,
• Unless a court order is obtained through the Dubai Courts (or equivalent legal body).