Land title audit · MAD 200
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.
What you receive
An audit sheet that goes through your title line by line: the property as registered — description, contents, area, parking —, the registered owners and their shares, the real effect of every entry on your transaction, 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.
The sheet 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
How to obtain your ownership certificate
You request it yourself, directly from ANCFCC — and that is the better way: a certificate you ordered cannot have been altered. One thing is indispensable: the land title number and the land registry office it belongs to. Without it, the request cannot go through.
That number appears on the duplicate of the land title and on the deeds drawn up when the property was acquired. If you cannot find it, the land registry office for the area where the property sits is the right contact.
What the form asks for
- The title number and the land registry office concerned
- Your identity and a document: national ID card, passport or residence permit
- Address, email and phone — a verification code arrives by SMS
- For a professional request: company and tax identifiers in addition
Where to request it
- Online — ANCFCC’s ownership certificate request service, as an individual or as a professional
- Tracking and authenticity check — Mohafadati portal
- At the counter of the land registry office the property depends on
Cost and timing
- MAD 100 — flat fee per certificate
- Two days for issue, with filing and payment done the same day
- A tracking code arrives by SMS after payment. Tracking and authenticity checks stay open for three months
- ANCFCC helpline: +212 5 30 14 14 14 · Mohafadati@ancfcc.gov.ma
Amounts and delays taken from the official schedule “Pièces à fournir, délais et tarifs des droits” published by ANCFCC.
Why the reading is worth more than the document
The ownership certificate itself is a commodity: a flat fee of MAD 100, issued within two days under the ANCFCC’s official schedule of charges. We do not order it on your behalf — you send us yours. 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.
How it works
- You send us your ownership certificate and tell us your situation — buying, selling, an estate, or simply taking stock.
- You are shown the exact model of the sheet you will receive, before paying anything.
- Once MAD 200 is settled, the sheet is drafted, reviewed and validated by an expert, then sent within 24 to 48 working hours, in English, French or Arabic.
No sheet is ever generated automatically, 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. You supply the ownership certificate; we do not order it for you, because it is obtained directly from the land registry (ANCFCC) for a flat fee of MAD 100. What you pay for here 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.