Legal counsel for developers & institutions
Your real estate department.
A development project runs on deadlines — the bank's, the authorities', the sales floor's. We counsel developers, landowners, and companies from acquiring the rights to condominium registration: one senior team, fluent in law and in business, working at the pace of the deal.
Your project runs on everyone’s clock but yours.
Regulation sets the pace
Planning and permits, the Sale Law, land taxation — any one layer can stall an entire project. Know them in advance and you don't stall.
The financing bank sees everything
A financing facility opens only against a closed legal file: clean title, collateral in place, contracts that meet the lender's terms.
Every month of delay costs money
Interest, escalation, late-delivery compensation — on a project, the legal timeline is a line in the cash flow. Not a footnote.
Signing is only the beginning
After the sale come the filings, deliveries, warranty, and registration — obligations that run for years after the sales office closes.
Eight things locked. On every project.
Before a project moves, some things are simply settled. That is the standard we hold ourselves to — every deal, at every scale.
Clean land — all the way down
Extracts, liens, notes, and easements checked all the way down. You don't build a deal on land with question marks.
A structure chosen by the tax
Sale, combination, joint venture — first map the full tax picture, only then fix the structure.
A file built to the bank's terms
Collateral, conditions and release mechanics engineered for the financing facility up front — not patched afterward.
Back-to-back contracts
Contractor, consultants, suppliers — timelines, payment milestones and liability aligned with the sale agreements and the financing.
Full Sale Law compliance
Guarantees, voucher books, specifications, and delivery dates by the book. A compliant project sells faster.
A managed deadline calendar
Real estate tax filings, authorities, ILA — every date known in advance and closed on time. Penalties are not a legitimate expense.
A sales suite at marketing pace
A uniform sale agreement, annexes, and signing procedure, ready in advance — a sales floor never waits for a lawyer.
The project ends at the registry
Condominium registration, unit allocation, lien discharge — counsel to full registration, not just to delivery.
End-to-end counsel
An institutional deal neither starts nor ends with the contract. Our counsel starts with diligence — land, planning, tax — runs through deal structure, financing and the full suite of agreements, and ends with title fully registered. One legal team for every layer of the project, from empty lot to the end of the warranty period.
- Developer & project counsel — residential, commercial, and office
- Combination transactions — for landowners and developers
- Income-producing assets — lease, use, and management
- Land betterment and joint ventures (JV)
- Office leasing — tech tenants, build-out, and municipal taxes
- Due diligence and financing counsel
A fixed senior team on every project, with the personal attention and availability only a boutique gives.
When you are the developer in a combination deal
In a combination deal we act for either the landowner or the developer — never both in the same deal. On the developer side: structuring the deal with the landowners, fitting it to the bank financing, the filings, and condominium registration at the end.
The seven gates of a project
Every real estate project passes through the same gates. The difference between a project that runs and one that stalls is what gets legally closed at each gate — before moving to the next. This is our working map, gate by gate.
1The land and the deal structure
The moment that decides more than any other: how you enter the land, and in what structure. Cash purchase, combination, net-consideration deal, an ILA tender win — each track carries entirely different tax and financing consequences.
- Due diligence: title, liens, planning, environment
- Holding structure and tax — SPV, partnership, JV
- Purchase, combination and co-ownership agreements
- ILA: tenders, permit fees, rezoning, and utilization
2Financing and the construction lender
A financing framework opens only against a closed legal file — and its terms follow the project to the end. That agreement is negotiated, not signed as-is.
- The financing agreement: conditions, milestones, surplus release
- Liens and collateral for the lender
- The voucher mechanism and buyer guarantees
- Mezzanine and supplemental financing — without colliding with the senior facility
3Planning and permitting
Paper rights are only the starting point. Advancing a plan, variance requests, objections, and smart use of the planning toolbox — this is where value is created that wasn't in the land on purchase day.
- Zoning plans, variances, and building permits before the committees
- Objections and appeal representation
- Consolidation & re-division: allocation and equalization tables
- Betterment levies and fees — planning the liability in advance
4Sales and marketing
The sales office is the project's most sensitive junction: every contract signed there is a statutory commitment for years. A well-built sales suite sells fast — and doesn't generate claims.
- The sale agreement, spec, and annexes — one uniform, durable kit
- Sale Law guarantees and the voucher book for every buyer
- Mechir LaMishtaken and discounted-apartment track rules
- Real estate tax filings, on time
5Construction
From the moment the crane goes up, risk shifts to contractors, consultants, and insurance. The contracts signed earlier decide who absorbs each failure — and how building continues meanwhile.
- Main and sub-contractor agreements — schedule, performance bonds, damages
- Consultant agreements and professional liability
- Project insurance: works, third party, liabilities
- Managing buyer change orders without breaking the framework
6Handovers and warranty
Hundreds of handovers in a few months — each with a protocol, defects, and statutory deadlines. Managing this period well is the difference between a clean finish and a wave of claims.
- Form 4, completion certificate and lawful delivery
- Handover protocols and defect management
- Bedek and warranty periods — the repair operation
- Final release letters for every buyer
7Registration and closure
The project doesn't end at the last handover — it ends at registration. Parcellation, the condominium, unit allocation and release of collateral: the gate where the developer is truly released.
- Parcellation and condominium registration
- Bylaws, attachments and unit allocation to buyers
- Release of collateral and closing the financing file
- Managing title through the last transfer
The sales floor is the first impression. Make it the accurate one.
A developer who sells properly avoids the post-delivery litigation. We build and run the sales operation so every statutory requirement is covered — and sales run without friction.
Guarantees for every buyer
A bank guarantee, policy or other Sale Law security — issued on time, for every payment.
The voucher book
Every receipt flows through the supervised account — a voucher operation synced with the bank and the sales pace.
Spec and sale documents
A specification per the Sale Order, full disclosure and uniform annexes — a kit that survives scrutiny.
Delivery and compensation
Realistic delivery schedules and the statutory late-delivery mechanism — measured exposure, not a surprise.
Warranty and repairs
The repair operation per the statutory schedule — managed, documented, closing claims instead of dragging them.
Special buyer tracks
Move-up buyers, olim, Mechir LaMishtaken — each track with its own adaptations and filings.
First vet the land. Then the price.
Title and registration
Who really holds the rights, and what sits on the land — liens, notes, easements.
The planning picture
What the current plan permits, what building rights exist, and what is pending before the committees.
The tax picture
Purchase tax, appreciation tax, VAT and betterment levy — tax exposure is closed before the price is.
Existing contracts
Registered and unregistered leases, partnership agreements, prior undertakings — everything that travels with the land.
The financing structure
Sources, lender conditions, required collateral — so the deal holds up in the bank's eyes too.
The counterparty
Solvency, signing authority, corporate capacity — before relying on a signature.
From the lot — to condominium registration
- 01
Due diligence
Title, planning, tax, and financing — the full picture before any commitment.
- 02
Structure and agreements
Choosing the deal structure and drafting every agreement — purchase, combination, partnership.
- 03
Financing
Closing the file with the lender — collateral, conditions, release mechanics.
- 04
Construction and marketing
Contractor and consultant agreements, the sales suite and ongoing filings — at project pace.
- 05
Delivery and registration
Handovers, release letters, condominium registration and unit allocation — through the warranty period.
What we're asked before starting
We're developers on a first project. Is this for us too?
Yes, this is for first-time developers too, and a first project is where the counsel is worth the most. The structure fixed on day one determines the tax, the financing and your room to maneuver for years. You arrive with one lot; you leave with infrastructure for the projects after it.
At what stage should a lawyer join the deal?
Before you commit to the land — before a memorandum of understanding. One "non-binding" document can lock in a tax-inefficient structure, and fixing it later costs far more than building it right from the start.
Do you act for landowners in combination deals — or only developers?
Both sides, each in their own transactions. In a combination deal we represent either the landowner or the developer — never both in the same deal — and we know the table well from both of its sides.
What's the difference between project counsel and a single transaction?
A single transaction closes with a contract and registration. Project counsel is an ongoing framework: the land, the financing, the construction contracts, the sales suite, the filings and the registration — one team holding the whole picture for years.
We signed a deal with a condition precedent, and it isn't being met. How long does this stay in limbo?
Not indefinitely, and that is the trap. Under section 29 of the Contracts Law (General Part), 1973, where no period was set for the condition to be met, the contract terminates at the end of a "reasonable time" — a standard decided in hindsight, usually after real money and months are already in. So every condition precedent needs a date, plus an answer for the morning after: who carries the costs already spent, what happens to funds on deposit, and who may extend. Deals rarely die of the unmet condition. They die of the silence about what follows it.
The land deal collapsed after we had already reported it and paid tax. Do we get that money back?
Only if the cancellation is genuine. Section 102 of the Land Taxation (Appreciation and Acquisition) Law, 1963 provides for a refund once the director is satisfied that the sale was canceled, and the burden sits with whoever claims cancellation. An unwind that looks like a resale — land handed back for consideration, or moved to a third party dressed as a cancellation — will not qualify, and you end up with two transactions and two tax liabilities on one plot. Which is why the exit route belongs in the contract on signing day.
A conversation with a real estate lawyer, wherever you are in the process.
An apartment you're buying or selling, a building entering renewal, or a contract waiting on a decision. Leave a name and a number and a senior lawyer on the team will call you back: we hear you out and tell you what the next step is — even when it isn't with us.