TKGM describes Web Tapu as the platform for online applications for land-registry
TKGM describes Web Tapu as the platform for online applications for land-registry transactions such as sale, mortgage and inheritance transfer before visiting the land-registry office. TKGM defines “takyidat” as the collective term for annotations, declarations, easement rights, immovable obligations, foundation indications and pledges that restrict ownership, and states that a current title-record copy can be requested through Web Tapu.
What must close before the title transfer is signed?
A pre-closing review is not a folder-collection exercise. It tests whether current documents describe the same parties, property, rights and money. Start with seller and buyer identity and representation, then match province, district, neighbourhood, ada/parsel, independent unit and ownership share to the land-registry record used for the application. Any difference between a reservation contract or advertisement and the official record needs an explanation before payment.
Refresh the encumbrance position. Mortgages, attachments, annotations, easements and declarations should not be read from an old copy. If a mortgage will be discharged from sale proceeds, document the payoff and release mechanics. Where material to the property, also verify building permit, occupancy permit or condominium-title status; a document relating to a building does not necessarily prove coverage of the same unit or phase.
Reconcile the final money in a settlement statement: purchase price, deposit, prior instalments, balance, taxes/fees and agreed party costs. The beneficiary and bank account should match verified payment instructions, particularly if an account changes near closing. A foreign purchaser must also check transaction-specific requirements such as the Foreign Exchange Purchase Document where applicable.
TKGM lists identity and representation documents for sale transactions and Web Tapu provides the transaction-application channel. Use the current transaction requirements as the final checklist rather than copying a list from another deal. If an overseas power of attorney will be used, check its acceptance, authentication, translation and scope for the precise transaction.
Give every item a disposition: complete, conditional or stop. Conditional items need an owner, evidence required, deadline and a mechanism for withholding or not releasing funds. Appointment pressure should not convert a title, transferability or payment defect into a vague promise to “fix it after tapu.”
On transfer morning, recheck facts that can move: attendee identity, encumbrances, outstanding balance, bank instructions and the final application or contract version. Retain dated copies supporting the decision to close. The file then explains why the transaction was executed rather than merely storing paperwork.
A deposit, reservation agreement and preliminary sale promise are not interchangeable labels. Before payment, define what the money does: part-payment of price, security, a reservation fee credited at closing, or an amount subject to specific refund conditions. The writing should identify the property and parties, amount and currency, time period and consequences if due diligence or finance fails or a party does not proceed. A bare “non-refundable” label does not solve every scenario or replace legal analysis of the agreement.
A preliminary promise to sell real estate has formal rules and may be annotated in the land registry under the TKGM framework and applicable law. Distinguish a simple broker reservation from a notarised sale promise intended to have stronger legal effect. If the parties agree on a registry annotation, verify that it was actually registered and remains in force rather than relying on an image of the notarial document.
Cancellation work starts with the termination and refund clause and then the facts: who paid whom, bank reference, deadline, and which condition was or was not satisfied. Preserve the cancellation notice, proof of receipt, settlement and refund evidence. Changes to price, unit or timetable should appear in a clear amendment instead of leaving contradictory versions of the agreement.
If part of the price will be sent to an account other than the seller’s, document why and connect it to a understood legal/payment mechanism such as mortgage payoff or verified instructions. A last-minute account change delivered only through a message is a trigger for independent verification.
Match the unit identity before reviewing documents
A pre-closing checklist fails if genuine documents belong to a different unit. Start with the property identity in the land-register record, then reconcile block/parcel, building and independent-unit identifiers where applicable, as well as the seller or representative. Only then review encumbrances and relevant municipal documents. TKGM requires representation documentation when a land-registry transaction is carried out through an agent and provides Web Tapu as an online application channel. If a seller supplies a permit or occupancy document for a multi-phase development, verify that it actually covers the target building, phase and unit rather than merely sharing the project name.