Service · Cash to mortgage
Cash-to-mortgage property conveyancing in Dubai
For a standard individual sale where the seller has no mortgage and the buyer is financing the purchase. Our service fee is AED 5,999 + VAT: AED 6,298.95 including VAT. Official and third-party charges are separate.
Completed work from this desk: a cash purchase registered in August 2026 after the buyer declined third-party escrow — the case record.
What does cash-to-mortgage mean in a Dubai property sale?
It means the seller's property has no mortgage and the buyer is using a mortgage to pay for the purchase. It does not mean moving an existing home loan to another bank. Conveyance's standard coordination service for this sale route is AED 5,999 plus VAT, or AED 6,298.95 including VAT. The buyer's loan, lender charges and official transaction costs are separate.
Why the buyer’s bank changes the preparation
The buyer’s lender has its own conditions, property checks and funding arrangements. A lending indication is not a substitute for confirmation that the particular transaction is ready for the next bank step.
The transfer plan needs to identify the lender output required, who obtains it and what the developer or trustee process needs before the file can move on.
Is mortgage pre-approval enough to complete the purchase?
No. Approval in principle helps establish a borrowing position, but the bank still needs to confirm the property-specific requirements and the conditions for releasing funds. Ask the lender to identify what remains outstanding for this purchase. Keep its current written requirements alongside the seller's and developer's documents.
| Question for the buyer's lender | Why it matters to the transfer |
|---|---|
| Is the property valuation accepted? | The amount available may differ from the price agreed |
| What remains before final approval? | An application status is not a complete funding instruction |
| How much must the buyer contribute? | The price gap and separate charges need their own funding |
| What triggers release of the loan? | Bank outputs must align with the registration arrangements |
| Which documents have a validity date? | A postponed appointment can require updated evidence |
What if the valuation is lower than the price?
Ask the lender to confirm its approved amount and how it calculated it. Then reconcile that amount with the price and your available contribution. Do not assume that a pre-approval amount covers the agreed price or the separate charges. Any change to the agreed purchase or deadlines must be addressed with the relevant parties and advisers.
Does final approval mean the bank will pay immediately?
The bank's approval and its release conditions need to be read separately. Ask what must happen before funds can be issued, who supplies each item and which instruction the trustee or seller requires. Conveyance can coordinate these dependencies within its agreed scope; the lender controls approval and disbursement.
Is mortgage registration the same as the bank's arrangement fee?
No. DLD publishes a mortgage-registration percentage of 0.25% of the mortgage value. That is a separate charge from the lender's processing, valuation, insurance and other applicable costs. Obtain the bank's actual quotation and the registration-channel schedule rather than combining them under one unexplained mortgage fee.
Can I use this service for a mortgage buyout or refinance?
This published service concerns a purchase from an unmortgaged seller. If you already own the property and are refinancing or switching lenders, describe that transaction before selecting a package. If the seller has a mortgage as well, use the mortgage-to-mortgage route.
Worked example: the funding gap
Illustrative only: the agreed price is AED 2,000,000 and the lender confirms AED 1,400,000 for the transaction. The buyer must account for the remaining AED 600,000 of the price, adjusted for any deposit already credited, as well as separate costs. An earlier indication of a larger loan does not remove the difference. Use the bank's confirmed figure.
Official reference: Dubai Land Department — Mortgage Registration.
What we coordinate
We organise the transfer documents and track the procedural dependencies between the buyer, seller, lender, developer and authorised registration channel. The file records what has been received and what remains outstanding, with the bank-related milestones kept visible.
We do not approve the mortgage, recommend a lending product or control the bank’s credit and funding decisions. The borrower remains responsible for satisfying the lender’s requirements.
The route through the file
Confirm the property and parties, verify that the seller has no mortgage and identify the buyer’s funding route. Appoint the applicable service. Build the property and identity file while the buyer progresses the bank requirements. Confirm developer clearance and coordinate the timing of lender outputs, funds and appointment readiness.
Before transfer, reconcile the buyer’s own contribution, mortgage funding and separate charges in a payment schedule. The lender and authorised channel confirm the actual payment instruments and recipients for the file.
Documents and confirmations to organise
Prepare the property record, sale agreement, party identities and developer clearance information. Keep the bank’s current transaction instructions and finance documents in the relevant file. Record any unresolved valuation, approval, insurance, contribution or signing requirement that the bank has identified.
Do not send identity or loan documents through a public calculator. Use the agreed secure intake process for the appointed service.
Related reading: Developer NOC in Dubai property transfers · Buying property in Dubai: the process from preparation to transfer · How to sell property in Dubai: preparation, sale and transfer · Cost of selling property in Dubai: fees and net proceeds.
The service fee and other costs
Our published fee covers the agreed conveyancing coordination. Registration, trustee, developer, lender, mortgage-registration and payment-related charges are separate where applicable. Compare the categories in the fees guide.
Avoid a common planning mistake
Do not work backwards from a desired appointment date while leaving the bank’s conditions undefined. Ask: “Which exact bank output is missing, who is responsible and which next step does it hold up?” That question produces a useful action, even when a general estimated date cannot.
Read the timeline guide and trustee preparation checklist.
What if the seller also has a mortgage?
That is the mortgage-to-mortgage route. Confirm both sides’ funding positions before appointment.
What if the bank changes the conditions?
Share the current written instruction with the coordinating team. The affected dependencies and appointment preparation need to be checked against that instruction.