How can a notarized power of attorney for a property owner residing abroad be verified?

This is one of the main weak points in fraud in Jerusalem. When presenting a power of attorney from abroad, it is mandatory to check that the document bears an Apostille stamp or has been authenticated at an Israeli consulate. A real estate lawyer will contact the notary who signed the document directly (even if he is abroad) to confirm its authenticity. It is also recommended to have a video call with the owner abroad and request additional identification documents beyond the passport, such as property tax or electricity bills in his name.

What "in-depth checks" does a real estate lawyer perform beyond examining the wording of the taboo?

To prevent fraud, our office performs extensive cross-checking of information: Checking the building file at the municipality: Comparing signatures of the owner from historical documents (building permit applications, etc.). Verifying identity with neighbors or the house committee: Making sure that the person presenting the apartment is indeed the owner known to them. Checking the ID card in government databases: Checking the validity of the ID card and verifying the details with the tax authorities. Tracking the money trail: Using trust accounts and gradually transferring funds only after verifying the registration steps.

real estate

איך נמנעים מהונאות נדל”ן וממכירת דירה על ידי מתחזים?

Q: What is the "market regulation" in real estate and does it protect me if I purchased an apartment from a scammer?

""Market regulation" (according to Section 10 of the Real Estate Law) is a legal defense provided to a purchaser who acted in good faith and relied on an incorrect registration in the land registry. However, case law (such as in the Dadush v. Vardina case) has determined that this defense is very limited. If the registration in the land registry was correct and the fraudster was merely posing as the owner (for example, with a fake ID), market regulation will usually not protect the purchaser. In such a case, the apartment will return to the original owner and the purchaser will lose his money, unless he succeeds in suing the fraudster or the negligent parties.

Q: Does registering a warning note ensure that the transaction is not fraudulent?

Not necessarily. A caveat is a tool for protecting against adverse transactions or foreclosures, but it is registered based on documents filed with the Land Registry. If the fraudster used a fake power of attorney to register the caveat, the registration itself does not make the transaction legal. However, the stage of registering the caveat is a "checkpoint" where the buyer’s lawyer and the Land Registry examine the documents – which may lead to the fraud being exposed.

In 2026, as technology improves, so do the fraudsters’ methods of forgery (including the use of AI to forge documents). In Jerusalem, where many properties belong to foreign residents, the obligation to perform physical and legal identity checks is more critical than ever.

עסקת נדל”ן היא מהעסקאות היקרות והמורכבות ביותר שאדם מבצע בחייו. לצד זאת, בשנים האחרונות נרשמת עלייה מדאיגה במקרי הונאות נדל”ן, and in particular in cases of Sale of an apartment by imposters who are not the real owners. כמתואר בפסק דין ע”א 1479/18 Susan Dadush N. Hadra Vardina.

📍 The Jerusalem Challenge: Fraud in the Assets of Foreign Residents
Jerusalem is characterized by a high proportion of properties owned by foreign residents who are not in the country on a daily basis. Scammers often locate empty apartments, forge IDs and power of attorney, and sell them to unsuspecting buyers. Real Estate Lawyer in Jerusalem המכיר את המאפיינים הללו, יבצע בדיקה צולבת גם מול השכנים, ועד המורשה או תיק הבניין בעירייה כדי לוודא שאין “פער בזהות”.

The important question is:
👉 How to recognize danger in time, And how to avoid severe financial and legal damage?

מהי הונאת נדל”ן וכיצד היא מתבצעת?

הונאת נדל”ן מתרחשת כאשר אדם מציג עצמו כבעל הזכויות בנכס – למרות שאין לו כל זכות חוקית למכור אותו.

שיטות נפוצות להונאות נדל”ן

Impersonating the apartment owner using a fake ID
Selling an inherited apartment without the consent of all heirs
Selling an apartment for an elderly, sick or foreign person
Use of forged or partial documents
Click for a quick signature claiming "another buyer in the picture"”

Sometimes everything seems professional, reliable, and convincing – until it turns out too late that it's a scam.

למה אנשים נופלים בהונאות נדל”ן?

Buyers fall into the trap not because of a lack of intelligence, but because:

Desire to “not miss an opportunity”
Time pressure
Overconfidence
Attempt to save on legal examination costs
Relying on documents that have not been thoroughly reviewed

It is precisely transactions that seem “simple” that are sometimes the most dangerous.

What are the risks of purchasing an apartment from a scammer??

⚠️ סיכוני אובדן כספי בהונאות נדל”ן

Down payment, first payment, or even the full amount may go down the drain.

⚠️ Legal risks of purchasing a counterfeit property

The buyer may be caught up in lengthy legal proceedings, without the possibility of receiving the apartment or his money.

⚠️ Violation of the buyer's rights in fraudulent transactions

Even a purchaser who acted in good faith – Will not always receive full protection, if appropriate precautions are not taken.

How to recognize early warning signs?

Pay attention to the ”red lights”:

The seller is pressing to sign quickly.
Refusal to present original documents
General or unclear power of attorney
A personal story that evokes pity or stress
Price significantly lower than the market price
Lack of match between the seller's identity For registration in the land registry

A single red light does not necessarily indicate fraud – but a combination of several signs requires extreme caution.

What tests must be performed before buying an apartment??

🔍 The importance of verifying the owner's identity

Full correspondence between the ID card and the land registry registration
A test that does not exist Fake or expired power of attorney

🔍 In-depth examination of rights records

Taboo / RMI / Mortgage company
Checking foreclosures, warning notices, and liens

🔍 Checking the special circumstances of the property

Inheritance apartment
Owners abroad
Unoccupied property

In such cases, a particularly thorough examination is required.

What is the role of a real estate lawyer in Jerusalem in preventing fraud??

A real estate lawyer is not just “someone who drafts a contract.” His critical role is to:

Verify the seller's identity
Check the source of rights to the property
To locate risks and forecasts
Manage money transfers securely
Protect the buyer throughout the transaction

An early legal examination can prevent damage of hundreds of thousands or even millions of shekels.

And what if suspicion arises during the transaction??

❗ Stop immediately.
Do not transfer funds.
Do not sign any documents.

Immediate legal advice may:

Stop fraud in time
Prevent loss of funds
Protect your rights

Early detection is the difference between reversible and irreversible damage.

Frequently Asked Questions

1. מהי “תקנת השוק” במקרקעין והאם היא מגנה עליי אם רכשתי דירה מנוכל?

answer: “תקנת השוק” (לפי סעיף 10 לחוק המקרקעין) היא הגנה משפטית הניתנת לרוכש שפעל בתום לב והסתמך על רישום שגוי בטאבו. עם זאת, בפסיקה (כמו בפרשת דדוש נ’ ורדינה) It was determined that this protection is very limited. If the registration in the land registry was correct and the fraudster was only posing as the owner (for example with a fake ID), the market regulation is usually Will not protect the buyer. במקרה כזה, הדירה תחזור לבעלים המקורי והרוכש יאבד את כספו, אלא אם יצליח לתבוע את הנוכל או את הגורמים שהתרשלו (כמו עו”ד או הבנק).

2. איך ניתן לאמת ייפוי כוח נוטריוני של בעל נכס השוהה בחו”ל?

answer: זהו אחד מנקודות התורפה המרכזיות בהונאות בירושלים. כאשר מוצג ייפוי כוח מחו”ל, חובה לבדוק שהמסמך נושא חותמת Apostille או שאומת בקונסוליה הישראלית. עורך דין מקרקעין יפנה ישירות לנוטריון שחתם על המסמך (גם אם הוא בחו”ל) כדי לאשר את האותנטיות שלו. מומלץ גם לקיים שיחת וידאו עם הבעלים בחו”ל ולבקש מסמכים מזהים נוספים מעבר לדרכון, כמו חשבונות ארנונה או חשמל על שמו.

3. Does registering a warning note ensure that the transaction is not fraudulent??

answer: לא בהכרח. הערת אזהרה היא כלי הגנה מפני עסקאות נוגדות או עיקולים, אך היא נרשמת על בסיס מסמכים שהוגשו לטאבו. אם הנוכל השתמש בייפוי כוח מזויף כדי לרשום את הערת האזהרה, הרישום עצמו לא הופך את העסקה לחוקית. עם זאת, השלב של רישום ההערה הוא “נקודת ביקורת” שבה עורך הדין של הרוכש והרשם בטאבו בודקים את המסמכים – מה שעשוי להוביל לחשיפת התרמית.

4. אילו “בדיקות עומק” עורך דין מקרקעין מבצע מעבר לבדיקת נסח הטאבו?

answer: To prevent fraud, our office performs extensive cross-checking of information:

Checking the building file at the municipality: השוואת חתימות של הבעלים ממסמכים היסטוריים (בקשות להיתר בנייה וכו’).
Identity verification with neighbors or the house committee: Making sure that the person showing the apartment is indeed the owner they know.
Checking the ID card in government databases: Checking the validity of the ID card and verifying the details with the tax authorities.
Tracking the money trail: Use of escrow accounts and gradual transfer of funds only after verification of the registration steps.

Summary: Caution and professional guidance are the best protection.

הונאות נדל”ן אינן נדירות – והן אינן פוגעות רק ב”נאיביים”.
עסקת נדל”ן בירושלים מחייבת:

Rigorous testing
caution
and professional legal support throughout the process

עסקאות נדל”ן הן השקעה גדולה וחשובה, ובירושלים הסיכון להונאות מתחזים רק גבוה יותר. בדיקה מוקדמת, זיהוי סימני אזהרה וליווי מקצועי של Experienced real estate lawyer Can save hundreds of thousands of shekels and unnecessary stress.

מרגישים שמשהו בעסקת הנדל”ן שלכם ‘טוב מדי מכדי להיות אמיתי’? אל תהססו. בדיקה משפטית אחת יכולה להפריד ביניכם לבין אובדן כספי משמעותי.

Our office specializes in detecting fraud and assisting with complex transactions in Jerusalem. Contact us For due diligence.

איך נמנעים מהונאות נדל”ן וממכירת דירה על ידי מתחזים?