Lawyer for Buying and Selling an Apartment in Shoham

Buying an apartment in Shoham? A lawyer acting for you checks the rights in the apartment, the building file at the municipality and the contract, builds a payment mechanism that protects your money, and accompanies the transaction until it is registered in your name. This applies both to a second-hand apartment and to a new apartment from a developer. Selling an apartment? The lawyer prepares the contract, makes sure the money reaches you before the rights pass, and handles the betterment tax (mas shevach) and the certificates until the buyers are registered.

Under section 8 of the Land Law, 5729-1969, an undertaking to enter into a real estate transaction requires a written document. For a new apartment, the Sale (Apartments) Law, 5733-1973 also applies, requiring the developer to deliver an apartment that matches the specification, as does the Sale (Apartments) (Assurance of Investments of Apartment Purchasers) Law, 5735-1974, requiring the developer to give you security for the money you pay.

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When you need a lawyer to buy an apartment in Shoham

Second-hand apartment

Before signing a memorandum of understanding or paying a deposit to the seller.
When the apartment carries a mortgage, an attachment or cautionary notes, or is registered with the Israel Land Authority or a housing company.
When the sellers are heirs, owners living abroad, or a person for whom a guardian has been appointed.
When the apartment has a building addition, an enclosed balcony or a layout that may not match the permit.

New apartment from a developer

Before signing a contract drafted by the developer, including an off-plan apartment.
When you need to make sure every payment is backed by a Sale Law guarantee or other security.
When you want to amend the delivery date, the compensation for delay and the specification in an amendments annex.
When the developer offers a financing deal such as 20/80 or a developer loan.

Selling an apartment in Shoham

Before signing a memorandum of understanding: a current Land Registry extract, and a check of any mortgage, attachment or notes that must be removed by delivery.
Betterment tax (mas shevach): we check in advance whether the sale is exempt, for example as the sale of a qualifying residential apartment, and if not, how much tax to expect. A first estimate is available in the betterment tax calculator, and the full explanation is in the betterment tax guide. The transaction is reported to the Real Estate Taxation Office within 30 days.
The clearance certificate: the local authority issues it only after your debts to it are paid and, where there is liability, the betterment levy. The procedure in Shoham is set out in the next section.
The contract: a payment mechanism ensuring the rights do not pass before the money is received, a clear delivery date, and an irrevocable power of attorney that allows registration to be completed.

All the stages of a sale are explained on the selling an apartment page.

What is specific to an apartment transaction in Shoham

The Land Registry clearance certificate

In Shoham the application for a clearance certificate (no debts) is submitted on an online form on the council website, with a current Land Registry extract. According to the form, the certificate requires a check by the engineering division, including whether the building matches the building permit and betterment levy liability, and the applicant undertakes to allow a visit by the committee's appraiser. An exemption for an apartment up to 140 sq m requires an affidavit. Handling takes up to 30 business days. The application form on the Shoham council website (Hebrew).

The building file and the planning committee

Shoham has a Local Planning and Building Committee, and its engineering information system gives access to scanned permits. Scanned permits on the committee website (Hebrew).

Urban renewal

According to the council website, Shoham's comprehensive outline plan allows renewal by way of strengthening and densification, and any evacuation and reconstruction project will require a plan at the district committee. Existing initiatives are by private developers. Information on evacuation and reconstruction on the council website (Hebrew).

Land Registry, real estate taxation and the Israel Land Authority

According to the Survey of Israel block layer and Ministry of Justice data, transactions in Shoham are registered mainly at the Holon Land Registry Office (23 Kedoshei Kahir St., Holon). Block 6862 is registered at the Tel Aviv Land Registry Office (125 Menachem Begin Blvd., Tel Aviv-Yafo). The office for a particular apartment is therefore determined by its block number.

The transaction is reported to the Rehovot Real Estate Taxation Office (11 Rozhansky St., Rehovot). A property on Israel Land, owned by the State, the Jewish National Fund or the Development Authority, is handled by the Tel Aviv-Center region of the Israel Land Authority.

The assignment changes from time to time, so before filing it is worth confirming it by the apartment's block number with the search tool by block (data as of 19 October 2026). The municipal clearance certificate, who signs it and how to obtain it, is explained in the article on the municipal certificate for the Land Registry.

The process

Preliminary review
Land Registry extract or certificate of rights, the building file, and for a new apartment also the building permit, the security and the developer. We check who is authorised to sign, and whether there are municipal debts that may delay registration.
Drafting or amending the contract
The payment schedule is built so that each payment is released only against security. For a new apartment we amend the contract the developer drafted: delivery, compensation, specification and indexation.
Signing and reporting
Registration of a cautionary note in your favour, reporting to the Real Estate Taxation Office within 30 days and payment of purchase tax.
Delivery and registration
A handover protocol, the tax certificates and the municipal clearance certificate, and registration of the rights in your name through to completion.

What to bring to the meeting

ID cards of all buyers.
The apartment details: address and, if known, block, parcel and sub-parcel.
A draft contract or memorandum of understanding, if you have received one.
A mortgage approval in principle from the bank, if you have one.
For a new apartment: the developer's advertisement or offer, the specification and the apartment plan.

Timetable and cost

The fee is agreed in advance, after a short conversation about the transaction. What affects it, and what to check in a quote, is explained in the article how much a lawyer costs when buying or selling an apartment.

For budgeting: the purchase tax calculator, the additional costs calculator, and for a new apartment the construction input index calculator. For a sale: the betterment tax calculator.

The timetable depends on the transaction. A preliminary review is usually done within a few days, and the support continues until the rights are registered in your name.

The developer's lawyer compared with a lawyer acting for you

Issue	The developer's lawyer	A lawyer acting for you
Whom he represents	The developer	You only
The contract	Drafts it in the developer's favour	Reviews it and requests amendments
Security for payments	Issues it as the developer decided	Makes sure every payment is protected
Registration of rights	Handles the project's general registration	Follows up until your apartment is properly registered

In a second-hand transaction each side has its own lawyer, and there is no "transaction lawyer". The seller's lawyer does not represent you.

Service from the office

The office is at 17 Tzahal Street, Ness Ziona, and handles apartment transactions in Shoham. Meetings are held at the office, or elsewhere by prior arrangement.

All reviews of the office on Google

Questions and answers

Does the committee's appraiser need to visit the apartment before the clearance certificate in Shoham?

According to the council's form, the applicant undertakes to allow a visit by the committee's appraiser, as part of checking whether the building matches the permit and the betterment levy.

Is there evacuation and reconstruction in Shoham?

According to the council website, the comprehensive plan allows strengthening and densification, and evacuation and reconstruction would require a plan at the district committee. Existing initiatives are by private developers.

Which Land Registry office, real estate taxation office and Israel Land Authority region serve an apartment in Shoham?

Transactions in Shoham are registered mainly at the Holon Land Registry Office. Block 6862 is registered at the Tel Aviv Land Registry Office. The exact office is determined by the apartment's block number. The transaction is reported to the Rehovot Real Estate Taxation Office, and a property on Israel Land is handled by the Tel Aviv-Center region of the Israel Land Authority.

Do I need a lawyer from Shoham to buy an apartment in Shoham?

No. The transaction is registered at the Land Registry office according to the apartment's block, and most municipal certificates are obtained on the municipality website or by applying to it. What matters is that the lawyer knows the checks and the local authority procedure.

What is the difference between support for a second-hand purchase and a purchase from a developer?

In a second-hand purchase most of the work is checking the property and the seller and building a payment mechanism. With a developer, the work is amending the contract the developer drafted, securing the payments and following up until delivery and registration.

How much betterment tax is paid when selling an apartment in Shoham?

It depends on the purchase and sale prices, the deductible expenses and eligibility for an exemption, for example on the sale of a qualifying residential apartment. The tax is set by national law, not by the city. A first estimate is available in the betterment tax calculator, and the exact calculation is made before signing.

When should I contact a lawyer?

Before you sign anything, including a memorandum of understanding, and before you transfer money. At that stage the terms can still be changed.