At fäm Conveyancing, we believe that clarity and coordination are essential to a smooth and successful property transfer. One of the most frequently asked questions in transactions involving a cash seller and a mortgage buyer is: When is the right time to apply for the No Objection Certificate (NOC) from the developer?
While each transaction may differ slightly based on the parties and the developer involved, the correct timing of the NOC application plays a critical role in aligning all stakeholders and ensuring a seamless closing process.
The Standard Practice: Wait for the Final Offer Letter
In most property transactions in Dubai where the buyer is financing the purchase through a mortgage, the developer’s NOC includes the name and details of the buyer’s bank. For this reason, developers generally require the buyer’s final offer letter from the bank before accepting the NOC application.
This offer letter is usually issued after:
1. The buyer receives mortgage pre-approval;
2. The bank completes the property valuation;
3. The financing terms are finalized and approved.
Only once the final offer letter is in hand can the conveyancing team submit a complete and compliant NOC application. Once issued, the NOC is then passed to the buyer’s bank to release the loan amount and proceed to booking the transfer appointment at the trustee office.
Exceptions and Considerations
While the above is the standard procedure, certain developers may exercise discretion in specific cases. For example Dubai Properties or Meraas (specifically for plots rather than apartments) may allow the NOC to be applied for before the final offer letter is available.
However, even in cases where the system allows early submission, this approach should be taken with caution. The NOC has an expiry date, and if the bank has not yet released the final offer or completed its internal checks, the NOC may expire before the transaction can proceed—leading to delays and the need for a new application.
The Role of the Conveyancer: Strategic Coordination
Our team at fäm Conveyancing plays a key role in ensuring that all parties—seller, buyer, broker, bank, and developer—are aligned on the timing and documentation needed. We monitor the buyer’s financing progress closely and ensure that the NOC application is submitted at the optimal time to avoid unnecessary delays or duplications.
Moreover, we apply the necessary due diligence before filing any application. Our goal is not only to ensure technical compliance, but to also protect the client’s time, cost, and expectations. Every step is handled with transparency and proactive communication—an approach that reflects our mission to simplify property transactions and drive excellence through trust.
Final Advice to Clients
If you are involved in a transaction where the buyer is financing and the seller owns the property outright, do not hesitate to consult with our sales progression or conveyancing team. The question of when to apply for the NOC may seem minor, but its impact on your timeline and transaction success can be significant.
At fäm Conveyancing, we strive to be Dubai’s most trusted and innovative conveyancing partner—delivering not only legal compliance, but unmatched service, advocacy, and peace of mind.
For inquiries, reach us at +971588229107 or email us at [email protected] or [email protected]. Visit www.famconveyancing.com to explore how our professional team can support your next transaction with transparency and confidenc