Israeli Real Estate Lawyer | Expert in Israeli Real Estate Law

Liron Malka comes from a distinguished legal family, as the son of the highly reputable Advocate Shmuel Malka and grandson of the late HaGaon HaRav Moshe Malka, former chief rabbi of Petach Tikva.

With over 10 years of experience, he handles complex Israeli real estate matters and land tax disputes, including cases that have reached the Israeli Supreme Court.

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Israeli Property Law

Liron’s practice is grounded in Israeli property law, covering all aspects of acquisition, disposal, and management of real estate in Israel. He advises clients on the statutory framework governing property transactions, regulating transfer, registration, and encumbrances. His transactional experience spans residential apartments, luxery properties, commercial premises, agricultural land, TAMA 38, Pinui Binuyi, and development sites.

The firm’s property practice has operated continuously since 1975. Liron works within this framework of accumulated experience, drawing on three generations of institutional knowledge of the Israeli property market and its legal requirements. UK and international clients benefit from advice delivered in English, with all Hebrew documentation and dealings with Israeli authorities handled without the need to travel to Israel.

Land Registry in Israel

Registration of title at the land registry in Israel is a critical step in every Israeli property transaction. Liron handles the registration process on behalf of buyers, lenders, and estate beneficiaries, ensuring that title is properly transferred and recorded in the Israeli Land Registration Bureau (Tabu). He has managed registrations arising from purchases, inheritances, gifts, and court orders, including matters involving defective titles and historic charges that require clearing before transfer can proceed.

Title defects are a recurring feature of Israeli real estate transactions, particularly for properties held by non-resident owners or estates with multiple heirs. Liron’s experience includes resolving registered charges, correcting erroneous entries, and dealing with Israel Lands Authority (Rami) plots where different registration rules apply. This technical experience reduces the risk of delays and complications that often arise when title defects are not identified and addressed before exchange.

Property Tax in Israel

Israeli property transactions carry significant tax obligations for both buyers and sellers. Liron advises on all aspects of property tax in Israel, including acquisition tax (Mas Rechisha), which is payable by the buyer on every purchase, and betterment tax (Mas Shevach), which may arise on the seller’s gain. For UK residents, the interaction between Israeli and English tax obligations requires careful planning, and Liron coordinates with UK advisers where cross-border tax issues arise.

Exemptions and reduced rates may be available in certain circumstances, including for first-time buyers, gifts between family members, and transactions involving inherited property. Each case turns on its specific facts and the applicable rates at the time of transaction. Liron prepares tax declarations, liaises with the Israel Tax Authority, and ensures that obligations are discharged within the prescribed timetables to avoid interest and penalties.

Purchasing Land in Israel

Land acquisition in Israel involves procedural requirements that differ materially from English conveyancing. Liron acts for buyers considering a plot for sale in Israel, advising on ownership classification (private freehold, Israel Lands Authority leasehold, or agricultural), planning status, permitted use, and the implications of purchasing land as a foreign national. This due diligence is essential before any binding commitment is made, as restrictions on development or transfer may fundamentally affect the investment.

Liron advises on the implications of leasehold tenure, including capitalisation rights, renewal conditions, and the circumstances in which conversion to freehold may be available. For UK buyers accustomed to freehold ownership, understanding the leasehold framework is a prerequisite to making an informed acquisition decision.

Co-ownership and Partnership in Israeli Property

Properties in Israel are frequently held by multiple owners, whether through inheritance, joint purchase, or commercial arrangements. Liron advises on all aspects of partnership in Israeli property, including the rights and obligations of co-owners under the Real Estate Law, the management of jointly owned assets, income-sharing arrangements, and the resolution of disputes between partners. Where co-owners cannot reach agreement on the use or disposal of a property, the Israeli courts may be asked to order a sale, and Liron has experience of both negotiated and litigated resolutions.

Inherited properties present particular co-ownership challenges. Where multiple heirs receive a share of the same Israeli property, disagreements over sale, rental, or management are common. Liron works to establish clear governance arrangements between heirs, and where agreement cannot be reached, advises on the procedural options available to resolve the impasse. His experience of post-probate property disputes complements the firm’s broader Israeli inheritance practice.