Land title audit · MAD 200 · within 24–48 h
Does your certificate say what the seller claims?
An undischarged mortgage, an objection freezing the sale, undivided shares, a forgotten easement — these sit on the title, and nobody explains them to you. Least of all from abroad. We read your certificate and return an audit sheet: what each entry means, and how to clear it.
1Send your certificate — or just the title number
On WhatsApp, in two minutes. No certificate yet? Give us the title number: we request it from ANCFCC for you (flat MAD 100 fee, two days).
2Receive the sheet model
You see exactly what you will get, before paying anything.
3Sheet delivered in 24–48 h
Drafted, then reviewed and validated by an expert. MAD 200, settled after the model.
Fast reading of your certificate
Send your certificate — get its reading within 24–48 h
Send my certificate on WhatsAppNo certificate yet? Leave your number — we can request it for you from ANCFCC (flat MAD 100 fee, two days):
You are shown the exact model of the sheet first. The MAD 200 payment only comes after — never before.
What you are about to discover
An audit sheet goes through your title line by line and turns every entry into a concrete consequence for your transaction. This is what that reading looks like:
Beyond the entries, the sheet covers the property as registered — description, contents, area, parking —, the registered owners and their shares, the gaps between what you are told and what the title carries, the steps to clear a charge, and the list of what to obtain before signing. It also states what the title does not say and must be checked elsewhere: who actually occupies the property, whether what stands was lawfully built, unpaid condominium charges, and the planning rules that apply.
Depending on your situation
You are buying
Can I buy, from whom, and what must leave the title before I pay?
- Whether the stated seller matches the registered owners
- Charges to clear, and in what order
- Gaps between the listing and the title: area, annexes, parking
- What to require before signing
You are selling
Is my title saleable as it stands, or will I stall at the deed?
- Entries that must go before the deed
- The realistic delay each discharge imposes
- Documents to gather now, not under pressure
- What an informed buyer will hold against you
You are settling an estate
What does the title carry, and what is blocking the heirs' registration?
- Registered owners and the documents still missing
- Shares already registered in favour of third parties
- Charges that will follow the property after division
- The point at which a valuation becomes necessary
You are taking stock
What exactly do I own, and what is sitting on it without my knowing?
- An inventory of the rights actually registered in your name
- Old entries never discharged — by far the most common case
- Consistency of shares across several titles
- What would block a sale decided tomorrow
Fast reading of your certificate
Send your certificate — get its reading within 24–48 h
Send my certificate on WhatsAppNo certificate yet? Leave your number — we can request it for you from ANCFCC (flat MAD 100 fee, two days):
You are shown the exact model of the sheet first. The MAD 200 payment only comes after — never before.
Don’t have the certificate yet?
Two options. We request it for you: give us the title number and the land registry office, we file the request with ANCFCC — a flat MAD 100 fee on top, issued within two days — and you receive the certificate together with its reading sheet. Or you request it yourself, still the safest route for a buyer: a certificate you ordered cannot have been altered. Either way, one thing is indispensable: the land title number and the land registry office it belongs to. That number appears on the duplicate of the land title and on the deeds drawn up when the property was acquired; failing that, the land registry office for the area where the property sits is the right contact.
Why the reading is worth more than the document
The ownership certificate itself is a commodity: MAD 100, two days, whether you request it yourself or we do it for you. What you pay for here is knowing how to read it.
“Tout droit réel relatif à un immeuble immatriculé n ’ existe, à l’égard des tiers, que par le fait et du jour de son inscription sur le titre foncier par le conservateur de la propriété fonc…”
Dahir of 12 August 1913 on land registration, as amended by law 14-07 — article 66 (official French text). Source
That single provision is the reason this audit exists: what is not registered does not exist as against third parties. A release letter sitting in a drawer frees nothing — the discharge must be requested at the registry and then entered on the title. It is exactly the kind of detail on which whole purchases fall apart, and exactly what a buyer abroad has no way of checking.
No sheet is ever generated automatically: every sheet is drafted, then reviewed and validated by an expert before it is sent — in English, French or Arabic. And none is sent before payment.
Frequently asked
What does the audit cost and how fast is it delivered?
MAD 200, delivered within 24 to 48 working hours from the certificate. Already have it: send it. Don't have it: we request it for you from the land registry (ANCFCC) with the title number — a flat MAD 100 fee on top, passed through as is, issued within two days. What you pay for is the reading.
Is the sheet generated automatically?
No. Every sheet is drafted, then reviewed and validated by an expert before it is sent, and no sheet is ever sent before payment. An ownership certificate commits a purchase or a sale — an automated reading has no place there.
Does a title audit replace a valuation?
No, and the distinction matters: this audit reads a title, it does not say what the property is worth. Valuation is a separate service starting at MAD 3,500 excl. tax. The sheet itself indicates when you need to move on to it.
What if the title carries a mortgage or an objection?
The sheet tells you what each entry means for your transaction and how it is cleared. An objection freezes any transfer for as long as it appears on the title. A mortgage does not block the sale but must be discharged before the deed — and the discharge only takes effect once registered: a release letter that is never entered on the title frees nothing.
Can I do this from abroad?
Yes — that is the usual case. You send the certificate, you receive the sheet. Nothing requires your presence in Morocco, and the sheet is delivered in English, French or Arabic as you prefer.