What does it mean if an Israeli property is registered with a chevra meshakenet instead of the Land Registry?

When a new project is built, the land often cannot be split into individual apartment units in the Land Registry until parcellation and condominium registration are completed, a process that can take years. In the meantime, the developer appoints a chevra meshakenet to hold and manage the registration of each buyer's rights. The company keeps an internal register, records sales and transfers, and issues a confirmation of rights that shows who holds each unit and whether any mortgage or lien is recorded against it. On land managed by the Israel Land Authority, a body such as Amidar or a similar company may perform this function. The buyer's rights are contractual and property-based, and they will eventually be migrated into the Tabu once the building is formally registered.

For a foreign buyer, the difference matters at the due diligence stage. Do not rely only on a Tabu extract, because the unit may not appear there yet. Instead, request a current confirmation of rights directly from the registration company, confirm the company is active and legitimate, and check whether any charges are recorded against the unit. Wherever possible, register a caution note (hearat azhara) against the parent parcel in the Land Registry so your purchase is protected against competing claims. Insist that the sale be recorded both with the registration company and, where feasible, in the Tabu. Our Tabu and title registration guide explains how rights move from a registration company into the public register.

From the full guide: Land Registry & Title Registration in Israel: Tabu Guide

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