u/Acrobatic_Passion107

I am getting a bunch of conflicting information

All the POA companies say they can't do a Dubai Courts Attested POA only a MOJ POA. 

But my developer is clear on it must be a Dubai Courts Attested POA. 

1. Am I able to obtain a Dubai Courts Attested POA by using the MOJ as a VIRTUAL notary and then filing / attesting / registering it with the Dubai Courts?  or NO? 

2. If I am is it only lawyers who can do this? because the POA companies keep saying it's only MOJ POA's that they can obtain. (I know a MOJ POA is also binding and no one should refuse it BUT again we're dealing with a company who is not going by law they're making up their own rules and I don't have time to fight against it right now. if i submit the moj poa they will refuse it.) 

3. If I come to Dubai physically am I able to obtain a Dubai Courts Attested POA in person quickly? if I go directly to the Dubai Court with all the necessary documents? OR will they require me to do some sort of notary here in my Country afterwards? Thanks for all your help in advance.

4. Does anyone have the number or email to the Dubai Courts? I am contacting their whatsapp number but they don't reply. I wanted to call and get the answers directly from them. Their email also bounced back.

5. long shot but thought i'd ask anyway - if anyone in dubai would be willing to call the dubai courts and ask the questions I wrote above and lmk the answers I would be so grateful and maybe can buy you lunch next time I'm there.

I need facts so I can have a clear path forward, because I have been dragged in circles. Thanks in advance

I am getting a bunch of conflicting information

All the POA companies say they can't do a Dubai Courts Attested POA only a MOJ POA. 

But my developer is clear on it must be a Dubai Courts Attested POA. 

1. Am I able to obtain a Dubai Courts Attested POA by using the MOJ as a VIRTUAL notary and then filing / attesting / registering it with the Dubai Courts?  or NO? 

2. If I am is it only lawyers who can do this? because the POA companies keep saying it's only MOJ POA's that they can obtain. (I know a MOJ POA is also binding and no one should refuse it BUT again we're dealing with a company who is not going by law they're making up their own rules and I don't have time to fight against it right now. if i submit the moj poa they will refuse it.) 

3. If I come to Dubai physically am I able to obtain a Dubai Courts Attested POA in person quickly? if I go directly to the Dubai Court with all the necessary documents? OR will they require me to do some sort of notary here in my Country afterwards? Thanks for all your help in advance.

4. Does anyone have the number or email to the Dubai Courts? I am contacting their whatsapp number but they don't reply. I wanted to call and get the answers directly from them. Their email also bounced back.

5. long shot but thought i'd ask anyway - if anyone in dubai would be willing to call the dubai courts and ask the questions I wrote above and lmk the answers I would be so grateful and maybe can buy you lunch next time I'm there.

I need facts so I can have a clear path forward, because I have been dragged in circles. Thanks in advance

I am getting a bunch of conflicting information

All the POA companies say they can't do a Dubai Courts Attested POA only a MOJ POA. 

But my developer is clear on it must be a Dubai Courts Attested POA. 

1. Am I able to obtain a Dubai Courts Attested POA by using the MOJ as a VIRTUAL notary and then filing / attesting / registering it with the Dubai Courts?  or NO? 

2. If I am is it only lawyers who can do this? because the POA companies keep saying it's only MOJ POA's that they can obtain. (I know a MOJ POA is also binding and no one should refuse it BUT again we're dealing with a company who is not going by law they're making up their own rules and I don't have time to fight against it right now. if i submit the moj poa they will refuse it.) 

3. If I come to Dubai physically am I able to obtain a Dubai Courts Attested POA in person quickly? if I go directly to the Dubai Court with all the necessary documents? OR will they require me to do some sort of notary here in my Country afterwards? Thanks for all your help in advance.

4. Does anyone have the number or email to the Dubai Courts? I am contacting their whatsapp number but they don't reply. I wanted to call and get the answers directly from them. Their email also bounced back.

5. long shot but thought i'd ask anyway - if anyone in dubai would be willing to call the dubai courts and ask the questions I wrote above and lmk the answers I would be so grateful and maybe can buy you lunch next time I'm there.

I need a clear path because I have been dragged in circles. Thanks in advance

Hey all, I am a foreign off-plan purchaser. I'm writing a response to the developer who is refusing me access for me and an inspector to inspect my apartment. They are forcing me to use their appointed snagging company and says only me or my POA can be at the inspection but not more than 1 person. I am willing to make my inspector the POA. However, the developer is refusing to confirm whether they will accept my snagging report or not.

This is an internal policy that they disclosed only once construction completion was done. It is not stated in SPA (SPA states I or my POA is entitled to an inspection, it does NOT state that it has to be done by their appointed company nor that only one person can attend) and has not been stated before purchasing or even after purchasing until the completion of construction.

I need to know if what the Dubai codes I found are correct and if I'm using them correctly please see the paragraph below and let me know if the codes are correct if they are not and you know Dubai codes that absolutely match what my situation could you please provide them here? I would be so grateful...

"I consider your refusal to permit a reasonable independent technical inspection, and its insistence on a developer-appointed inspection process only, to be an obstruction of my contractual inspection rights, an extra-SPA restriction, and a failure to perform the SPA in accordance with its contents and in good faith, including under UAE Civil Code Articles 243, 246, and 267 and the corresponding principles under applicable UAE Civil Transactions Law."

I have no problem paying a lawyer to draft a letter as well. However I am not finding any lawyers that provide free consultations where they tell me if I even have a case and what they can do for my case and how much that will cost. I keep running into lawyers who what to charge thousands of aed just to let me know if I have a case and what they can do.

Are complimentary consults not something they do in Dubai? It's like paying for a service before you know what it entails. Here where I'm from consults are free and they let you know how they can help and how much that will cost so you can make an informed decision.

If you know any upstanding Dubai real estate lawyers / law firms who are reputable / honest and have the power to fight a big developer please send them my way. Thank you!

Hey all I'm writing a response to the developer who is refusing me access for me and an inspector to inspect my apartment. This is an internal policy that they disclosed only once construction completion was done. It is not stated in SPA and has not been stated before purchasing or even after purchasing until the completion of construction.

I need to know if what I found is correct and if I'm using them correctly please see the paragraph below and let me know if the codes are correct if they are not and you know Dubai codes that absolutely match what I'm saying could you please provide them here? I would be so grateful.

"I consider your refusal to permit a reasonable independent technical inspection, and its insistence on a developer-appointed inspection process only, to be an obstruction of my contractual inspection rights, an extra-SPA restriction, and a failure to perform the SPA in accordance with its contents and in good faith, including under UAE Civil Code Articles 243, 246, and 267 and the corresponding principles under applicable UAE Civil Transactions Law."

I know people want to make money, but I need to save some somewhere. I am wondering if applying for POA online is easy to do? By easy I mean as long as I can read and follow directions and have all the necessary documents I can file online and it will be handled in a few days.

Are there any tips you all would be willing to bestow upon me that would make the process easier or faster? So I don't get stalled.

Someone offered to do it for me but I know that's for a fee and I am trying to find out if that's necessary, it seems totally unnecessary but doing my due diligence to be sure he doesn't know something I don't.

Thank you all in advance for being gracious enough to help me as I am going thru so much with a terrible developer trying to take my rights away so need all the help / guidance I can get. 🤗

Hey, I have reached out to four SNAG companies, with very detailed questions, three have responded fairly well. However they all ignored some questions and I had to send a second email asking for them to answer those directly. Waiting to hear back know. One said they did not have insurance, that's a red flag for me but wanted to see what is normal in Dubai. Is it something they should hold?

Also which SNAG companies do you feel are standouts when it comes to NOT being bribed by developers, thorough inspections and honesty? Please drop their names / sites below.

Lastly whatever you feel most ppl dont know, don't do that should know and should do, when it comes to hiring a SNAG inspector what are those things? ie. making sure the inspector is certified in a particular certification so the Developers can't turn away your snag report (I just made that up lol but things like that, that a newbie wouldn't know about but needs to especially when dealing with crook developers in dubai).

I thank you in advance.

I’m an overseas purchaser going through the handover / pre-handover inspection process for an off-plan apartment in Dubai.

The developer issued a Notice of Completion and gave me an inspection window. The notice says the inspection will be attended by the developer’s appointed specialist, and that only the registered purchaser or a Dubai Courts POA holder may attend. They also state that if I do not attend, their appointed team can inspect “on my behalf” and send me a report.

I asked the developer on 26 May if I could bring/hire my own independent professional snag inspector. I followed up multiple times. They finally replied on 11 June saying no other parties are permitted.

My SPA says:

The SPA does not say I must rely only on the developer’s appointed specialist. It also does not appear to say I am prohibited from attending my own inspection with an independent technical inspector assisting me.

To clarify, my inspector would not be signing documents, accepting handover, taking possession, performing works, or making legal decisions for me. They would attend only as a technical expert to inspect the unit, identify defects/MEP/finishing/safety issues, and prepare an independent snag report before I sign any handover or acceptance documents.

The developer also delayed responding for 16 elapsed days, and my inspection window/payment deadline are now very close. I have not refused payment and have paid on time. My concern is being forced into a developer-appointed inspection process without a fair opportunity for independent inspection.

Questions for Dubai real estate lawyers, snag inspectors, agents, or owners:

1. What are my options? What do you recommend?
2. Under Dubai law / DLD / RERA practice, can a developer refuse an owner’s independent snag inspector at pre-handover inspection?
3. Can a developer require the purchaser to rely only on the developer’s appointed inspection specialist?
4. Can a handover notice or internal site access rule override the SPA inspection clause if that restriction was not in the SPA?
5. If I am overseas, can they require a Dubai Courts POA for someone attending in my place even if it's not mentioned in the SPA, appointed nominee is used in the spa. and do they have to give reasonable time to obtain POA if they can enforce it?
6. Would this be appropriate to raise through the Dubai Land Department / RERA Real Estate Violation System as a negative developer practice / obstruction of inspection access?

I understand Reddit is not a substitute for legal advice, trust I am taking all measures, but I would appreciate practical guidance, relevant Dubai law/DLD/RERA references, or experiences from anyone who has dealt with this during handover. Thank you.

I’m an overseas purchaser going through the handover / pre-handover inspection process for an off-plan apartment in Dubai.

The developer issued a Notice of Completion and gave me an inspection window. The notice says the inspection will be attended by the developer’s appointed specialist, and that only the registered purchaser or a Dubai Courts POA holder may attend. They also state that if I do not attend, their appointed team can inspect “on my behalf” and send me a report.

I asked the developer on 26 May if I could bring/hire my own independent professional snag inspector. I followed up multiple times. They finally replied on 11 June saying no other parties are permitted.

My SPA says:

>

The SPA does not appear to say I must rely only on the developer’s appointed specialist. It also does not appear to say I am prohibited from attending my own inspection with an independent technical inspector assisting me.

To clarify, my inspector would not be signing documents, accepting handover, taking possession, performing works, or making legal decisions for me. They would attend only as a technical expert to inspect the unit, identify defects/MEP/finishing/safety issues, and prepare an independent snag report before I sign any handover or acceptance documents.

The developer also delayed responding for 16 elapsed days, and my inspection window/payment deadline are now very close. I have not refused payment and have paid on time. My concern is being forced into a developer-appointed inspection process without a fair opportunity for independent inspection.

Questions for Dubai real estate lawyers, snag inspectors, agents, or owners:

1. What are my options? What do you recommend?
2. Under Dubai law / DLD / RERA practice, can a developer refuse an owner’s independent snag inspector at pre-handover inspection?
3. Can a developer require the purchaser to rely only on the developer’s appointed inspection specialist?
4. Can a handover notice or internal site access rule override the SPA inspection clause if that restriction was not in the SPA?
5. If I am overseas, can they require a Dubai Courts POA for someone attending in my place even if it's not mentioned in the SPA, appointed nominee is used in the spa. and do they have to give reasonable time to obtain POA if they can enforce it?
6. Would this be appropriate to raise through the Dubai Land Department / RERA Real Estate Violation System as a negative developer practice / obstruction of inspection access?

I understand Reddit is not a substitute for legal advice, trust I am taking all measures, but I would appreciate practical guidance, relevant Dubai law/DLD/RERA references, or experiences from anyone who has dealt with this during handover. Thank you.

I’m an overseas purchaser going through the handover / pre-handover inspection process for an off-plan apartment in Dubai.

The developer issued a Notice of Completion and gave me an inspection window. The notice says the inspection will be attended by the developer’s appointed specialist, and that only the registered purchaser or a Dubai Courts POA holder may attend. They also state that if I do not attend, their appointed team can inspect “on my behalf” and send me a report.

I asked the developer on 26 May if I could bring/hire my own independent professional snag inspector. I followed up multiple times. They finally replied on 11 June saying no other parties are permitted.

My SPA says:

>

The SPA does not appear to say I must rely only on the developer’s appointed specialist. It also does not appear to say I am prohibited from attending my own inspection with an independent technical inspector assisting me.

To clarify, my inspector would not be signing documents, accepting handover, taking possession, performing works, or making legal decisions for me. They would attend only as a technical expert to inspect the unit, identify defects/MEP/finishing/safety issues, and prepare an independent snag report before I sign any handover or acceptance documents.

The developer also delayed responding for 16 elapsed days, and my inspection window/payment deadline are now very close. I have not refused payment and have paid on time. My concern is being forced into a developer-appointed inspection process without a fair opportunity for independent inspection.

Questions for Dubai real estate lawyers, snag inspectors, agents, or owners:

1. What are my options? What do you recommend?
2. Under Dubai law / DLD / RERA practice, can a developer refuse an owner’s independent snag inspector at pre-handover inspection?
3. Can a developer require the purchaser to rely only on the developer’s appointed inspection specialist?
4. Can a handover notice or internal site access rule override the SPA inspection clause if that restriction was not in the SPA?
5. If I am overseas, can they require a Dubai Courts POA for someone attending in my place even if it's not mentioned in the SPA, appointed nominee is used in the spa. and do they have to give reasonable time to obtain POA if they can enforce it?
6. Would this be appropriate to raise through the Dubai Land Department / RERA Real Estate Violation System as a negative developer practice / obstruction of inspection access?

I understand Reddit is not a substitute for legal advice, trust I am taking all measures, but I would appreciate practical guidance, relevant Dubai law/DLD/RERA references, or experiences from anyone who has dealt with this during handover. Thank you.

I’m an overseas purchaser going through the handover / pre-handover inspection process for an off-plan apartment in Dubai.

The developer issued a Notice of Completion and gave me an inspection window. The notice says the inspection will be attended by the developer’s appointed specialist, and that only the registered purchaser or a Dubai Courts POA holder may attend. They also state that if I do not attend, their appointed team can inspect “on my behalf” and send me a report.

I asked the developer on 26 May if I could bring/hire my own independent professional snag inspector. I followed up multiple times. They finally replied on 11 June saying no other parties are permitted.

My SPA says:

>

The SPA does not appear to say I must rely only on the developer’s appointed specialist. It also does not appear to say I am prohibited from attending my own inspection with an independent technical inspector assisting me.

To clarify, my inspector would not be signing documents, accepting handover, taking possession, performing works, or making legal decisions for me. They would attend only as a technical expert to inspect the unit, identify defects/MEP/finishing/safety issues, and prepare an independent snag report before I sign any handover or acceptance documents.

The developer also delayed responding for 16 elapsed days, and my inspection window/payment deadline are now very close. I have not refused payment and have paid on time. My concern is being forced into a developer-appointed inspection process without a fair opportunity for independent inspection.

Questions for Dubai real estate lawyers, snag inspectors, agents, or owners:

1. What are my options? What do you recommend?
2. Under Dubai law / DLD / RERA practice, can a developer refuse an owner’s independent snag inspector at pre-handover inspection?
3. Can a developer require the purchaser to rely only on the developer’s appointed inspection specialist?
4. Can a handover notice or internal site access rule override the SPA inspection clause if that restriction was not in the SPA?
5. If I am overseas, can they require a Dubai Courts POA for someone attending in my place even if it's not mentioned in the SPA, appointed nominee is used in the spa. and do they have to give reasonable time to obtain POA if they can enforce it?
6. Would this be appropriate to raise through the Dubai Land Department / RERA Real Estate Violation System as a negative developer practice / obstruction of inspection access?

I understand Reddit is not a substitute for legal advice, trust I am taking all measures, but I would appreciate practical guidance, relevant Dubai law/DLD/RERA references, or experiences from anyone who has dealt with this during handover. Thank you.