Question: I’ve been considering buying an off-plan unit for some time but have been put off by some pushy real estate agents. Do I need an estate agent when buying off-plan? VK, Sharjah
Answer: The straight answer is no, you do not require the services of an estate agent when buying off-plan. However, I would urge you to consider all the factors listed below before doing so.
Going directly to a developer may seem like the best option when buying an off-plan unit, by thinking they may reduce the quoted price as there is no commission to be paid to a real estate broker. This is often not the case as many developers have their own sales teams and they still pay their teams commission, so it is very unlikely you will get a better deal than if you went through an agent.
Another point of note is that developers need brokers and they have built up years of business relationships nurturing these contacts. Often going through a reputable broker gets you a better deal or some sweeteners perhaps.
Getting hold of a preferred unit at the launch is also very challenging. Going through an agency can help you secure your unit of choice due to the sheer number of units a broker sells for the developer, therefore potential favours may be factored in.
The broker thrive on building relationships with their clients, so going through an agent to buy an off-plan unit will ensure your best interests are managed and exceeded, as any company would want your repeated business, too.
You can go directly to a developer to buy an off-plan unit but going through an estate agent to do so could get you a better deal and help to support your purchase in the long run.
Q: I have rented a property since last year and wish to renew my lease for another year when my contract ends in October.
However, the landlord hasn’t said anything directly to me about what he wants to do but is skirting around the edges of wanting to evict me citing “personal reasons”.
Are there specific notice periods that landlords must give tenants in Dubai before eviction for reasons other than non-payment of rent? PS, Dubai
A: The first thing to note is that a tenancy contract automatically renews under the same terms and conditions as before (unless otherwise agreed). If a landlord wishes to get a tenant out, he can do so for only four reasons.
One would be if he needs to sell the property. Another would be for reasons of moving in himself, or his next of kin of first-degree. The third reason would be for major refurbishment that would otherwise prevent a tenant from having quiet enjoyment of the property due to the work being carried out and lastly, for a reason of demolition.
For these last two reasons, the landlord would need written approval from the concerned authorities. For the reason of moving in, the landlord would not be able to re-let the property for a period of two years after eviction. You could get compensation if the landlord violates this last part.
For these four reasons, the landlord must inform you about eviction through notary public or registered mail and give you at least 12 months’ notice to vacate.
This is the only way you would be asked to leave. There are no other shortcuts for the landlord. Remember that these are not related to non-payment of rent. In this case, there are different notice periods that must be adhered to.
The opinions expressed do not constitute legal advice and are provided for information only. Please send any questions to mario@novviproperties.com
Petrarch: Everywhere a Wanderer
Christopher Celenza,
Reaktion Books
'Saand Ki Aankh'
Produced by: Reliance Entertainment with Chalk and Cheese Films
Director: Tushar Hiranandani
Cast: Taapsee Pannu, Bhumi Pednekar, Prakash Jha, Vineet Singh
Rating: 3.5/5 stars
Key facilities
- Olympic-size swimming pool with a split bulkhead for multi-use configurations, including water polo and 50m/25m training lanes
- Premier League-standard football pitch
- 400m Olympic running track
- NBA-spec basketball court with auditorium
- 600-seat auditorium
- Spaces for historical and cultural exploration
- An elevated football field that doubles as a helipad
- Specialist robotics and science laboratories
- AR and VR-enabled learning centres
- Disruption Lab and Research Centre for developing entrepreneurial skills
The smuggler
Eldarir had arrived at JFK in January 2020 with three suitcases, containing goods he valued at $300, when he was directed to a search area.
Officers found 41 gold artefacts among the bags, including amulets from a funerary set which prepared the deceased for the afterlife.
Also found was a cartouche of a Ptolemaic king on a relief that was originally part of a royal building or temple.
The largest single group of items found in Eldarir’s cases were 400 shabtis, or figurines.
Khouli conviction
Khouli smuggled items into the US by making false declarations to customs about the country of origin and value of the items.
According to Immigration and Customs Enforcement, he provided “false provenances which stated that [two] Egyptian antiquities were part of a collection assembled by Khouli's father in Israel in the 1960s” when in fact “Khouli acquired the Egyptian antiquities from other dealers”.
He was sentenced to one year of probation, six months of home confinement and 200 hours of community service in 2012 after admitting buying and smuggling Egyptian antiquities, including coffins, funerary boats and limestone figures.
For sale
A number of other items said to come from the collection of Ezeldeen Taha Eldarir are currently or recently for sale.
Their provenance is described in near identical terms as the British Museum shabti: bought from Salahaddin Sirmali, "authenticated and appraised" by Hossen Rashed, then imported to the US in 1948.
- An Egyptian Mummy mask dating from 700BC-30BC, is on offer for £11,807 ($15,275) online by a seller in Mexico
- A coffin lid dating back to 664BC-332BC was offered for sale by a Colorado-based art dealer, with a starting price of $65,000
- A shabti that was on sale through a Chicago-based coin dealer, dating from 1567BC-1085BC, is up for $1,950
GAC GS8 Specs
Engine: 2.0-litre 4cyl turbo
Power: 248hp at 5,200rpm
Torque: 400Nm at 1,750-4,000rpm
Transmission: 8-speed auto
Fuel consumption: 9.1L/100km
On sale: Now
Price: From Dh149,900
Who has lived at The Bishops Avenue?
- George Sainsbury of the supermarket dynasty, sugar magnate William Park Lyle and actress Dame Gracie Fields were residents in the 1930s when the street was only known as ‘Millionaires’ Row’.
- Then came the international super rich, including the last king of Greece, Constantine II, the Sultan of Brunei and Indian steel magnate Lakshmi Mittal who was at one point ranked the third richest person in the world.
- Turkish tycoon Halis Torprak sold his mansion for £50m in 2008 after spending just two days there. The House of Saud sold 10 properties on the road in 2013 for almost £80m.
- Other residents have included Iraqi businessman Nemir Kirdar, singer Ariana Grande, holiday camp impresario Sir Billy Butlin, businessman Asil Nadir, Paul McCartney’s former wife Heather Mills.
Hunting park to luxury living
- Land was originally the Bishop of London's hunting park, hence the name
- The road was laid out in the mid 19th Century, meandering through woodland and farmland
- Its earliest houses at the turn of the 20th Century were substantial detached properties with extensive grounds
Water waste
In the UAE’s arid climate, small shrubs, bushes and flower beds usually require about six litres of water per square metre, daily. That increases to 12 litres per square metre a day for small trees, and 300 litres for palm trees.
Horticulturists suggest the best time for watering is before 8am or after 6pm, when water won't be dried up by the sun.
A global report published by the Water Resources Institute in August, ranked the UAE 10th out of 164 nations where water supplies are most stretched.
The Emirates is the world’s third largest per capita water consumer after the US and Canada.
Five expert hiking tips
Always check the weather forecast before setting off
Make sure you have plenty of water
Set off early to avoid sudden weather changes in the afternoon
Wear appropriate clothing and footwear
Take your litter home with you
The specs: 2018 Nissan 370Z Nismo
The specs: 2018 Nissan 370Z Nismo
Price, base / as tested: Dh182,178
Engine: 3.7-litre V6
Power: 350hp @ 7,400rpm
Torque: 374Nm @ 5,200rpm
Transmission: Seven-speed automatic
Fuel consumption, combined: 10.5L / 100km
Jewel of the Expo 2020
252 projectors installed on Al Wasl dome
13.6km of steel used in the structure that makes it equal in length to 16 Burj Khalifas
550 tonnes of moulded steel were raised last year to cap the dome
724,000 cubic metres is the space it encloses
Stands taller than the leaning tower of Pisa
Steel trellis dome is one of the largest single structures on site
The size of 16 tennis courts and weighs as much as 500 elephants
Al Wasl means connection in Arabic
World’s largest 360-degree projection surface
UAE currency: the story behind the money in your pockets
