Cohen Segelov & co

Cohen Segelov & co Advocates and Notaries

Can you negotiate a contract for purchasing an apartment from a developer in Israel?This is one of the most common quest...
22/09/2026

Can you negotiate a contract for purchasing an apartment from a developer in Israel?

This is one of the most common questions our clients ask us, and the answer is simple: YES!

While the developer’s standard contract generally forms the basis of the agreement, several important terms may be open to negotiation, including:

• Adjustments to the payment schedule
• Caps on index-linked price increases
• Upgrades to the apartment’s specifications
• Clearer definitions of completion and delivery dates
• Narrower provisions allowing delivery extensions, including those relating to “force majeure”

One essential point to remember: every commitment made by the developer should be expressly included in the contract. Do not rely on verbal promises — make sure the written agreement reflects what you have negotiated.

Cohen Segelov Advocates brings more than 35 years of experience in real estate, advising clients on all aspects of property sales and purchases, including the establishment of dedicated trust accounts.

Buying an apartment from a developer in Israel? Contact us before signing:

+972 3 613 4244
[email protected]
www.cslawyers.co.il

Can you inherit debt in Israel?A person’s death doesn’t extinguish his/her debts according to Israeli law. In fact, a cr...
15/09/2026

Can you inherit debt in Israel?

A person’s death doesn’t extinguish his/her debts according to Israeli law. In fact, a creditor’s rights take priority over the rights of beneficiaries to receive their share in the distribution of an estate. This means that the law in Israel recognizes the repayment of debts over the distribution of assets to the beneficiaries of an estate.

Banks and other creditors can collect debts from the assets of the deceased as long as the estate isn’t distributed. If the debt is greater than the value of all assets in an estate, it is classified as an “ insolvent estate” and the beneficiaries will receive nothing. If there are debts known to the beneficiaries and probate procedure is not done correctly , the creditors can collect from the beneficiaries after the distribution of the estate

Therefore, it is very important to both properly plan your will and for the beneficiaries to effect the probate of a will only after receiving competent legal advice in order to address existing and future debts and void “ nasty surprises” that the beneficiaries may end up facing.



Cohen Segelov Advocates has more than 35 years of expertise in the area of wills and estate planning.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

A new year is an opportunity to look ahead, embrace new beginnings, and continue building toward a successful future.As ...
10/09/2026

A new year is an opportunity to look ahead, embrace new beginnings, and continue building toward a successful future.

As we welcome the New Year, we wish our clients, colleagues, partners, and their families a year filled with success, prosperity, good health, meaningful achievements, and new opportunities.

May the year ahead bring growth, stability, and many reasons to celebrate.

Shana Tova and Happy New Year 🍎🍯
Cohen Segelov & Co.

What is an Irrevocable Power of Attorney? In Israel, in all real estate transactions and other transaction such as the g...
07/09/2026

What is an Irrevocable Power of Attorney?



In Israel, in all real estate transactions and other transaction such as the gifting of assets, an Irrevocable Power of Attorney is routinely signed in order to protect the rights of a buyer and make sure such rights are fully secured even before the final registration of the property into the name of the buyer.



Whereas a regular Power of Attorney can be revoked or cancelled, an Irrevocable Power of Attorney can only be cancelled by means of a court order or the consent of all the parties involved.

An Irrevocable Power of Attorney even survives death or incapacity of the person who signs it and it has no expiry date.



As a purchaser it is imperative to ensure that the seller signs an Irrevocable Power of Attorney in the correct form upon purchasing a property.



Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

Can you negotiate a contract for purchasing an apartment from a developer in Israel?This is a very frequent question tha...
31/08/2026

Can you negotiate a contract for purchasing an apartment from a developer in Israel?

This is a very frequent question that clients ask us and the answer is simple: YES!!!


Even though the base of the contract basically remains the same, there are several important and significant aspects of the purchase contract that can be negotiated such as:

Payment schedule adjustments.
Linkage caps.
Specification upgrades.
Tightened delivery/finishing date definitions.
Narrowing the instances that define a “permissible extension of time” and “ force majeure”.


A purchaser MUST always be aware that what he/she agrees with the developer MUST BE WRITTEN IN THE CONTRACT, otherwise it has no enforcement and is construed as not being agreed to.

Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate and all matters associated with the sale and purchase of property including opening specific trust accounts.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

Should one sign a Memorandum of Understanding before signing the sale/purchase contract?Many of our clients have asked u...
27/08/2026

Should one sign a Memorandum of Understanding before signing the sale/purchase contract?

Many of our clients have asked us whether they should sign a Memorandum of Understanding before signing the sale/purchase contract to ensure that the deal takes place?

We, at Cohen Segelov Advocates, are of the opinion that signing a Memorandum of Understanding is a grave mistake as it binds the buyer to the transaction before the buyer has even conducted any due diligence or basic legal review. In addition , most often the MOU fails to address issues that later become the subject of disagreement between the parties that could result in unnecessary litigation.

Further we advise our clients to take the safe and more efficient approach of preparing for the signing of a contract instead of signing a Memorandum of Understanding. Our rationale for this is that we are of the opinion that it is imperative for a buyer to conduct due diligence to find out where the property is registered, ownership rights in and to the property, checking if there are any building code violations, checking if there are liens, mortgages, caveats and any other encumbrances or third party rights and checking the planning and zoning status of the property.

Once a Memorandum of Understanding is signed it is a legally binding document which means that there may be tax consequences, the payment of compensation to the injured party and even the possibility of litigation, if one withdraws from the transaction.



Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

The actual legal process of a real estate transaction in IsraelThe stages to a real estate transaction in Israel are:Con...
24/08/2026

The actual legal process of a real estate transaction in Israel

The stages to a real estate transaction in Israel are:

Conducting a comprehensive legal due diligence review that involves examination of the legal rights in and to the property, reviewing of the registration of the property including the review of any caveats, liens, mortgages or other encumbrances and examination of the planning status of the property.
Contact negotiation.
Drafting a contract.
Signing a contract and registration of a caveat in favor of the buyer after the contract has been signed to protect the contractual rights of the buyer in the final transfer of ownership is completed.
Tax reporting.
Registration of the property with the appropriate authority once all of the consideration and taxes have been paid.


Israeli real estate law is complex and therefore it is important for buyers, sellers and investors to work with an experienced real estate lawyer. Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

The role of planning and zoning regulations in Israeli real estate lawPlanning and zoning regulations play a vital role ...
20/08/2026

The role of planning and zoning regulations in Israeli real estate law

Planning and zoning regulations play a vital role in Israeli real estate law as they significantly influence property value and development potential of land. The planning regulations determine what may be built on any given property, building rights, permitted use of the land, height limitations, zoning designations , preservation restrictions and infrastructure planning.

The Planning and Building Law 1956 governs the usage of land in Israel and also establishes the planning authorities responsible for approving development, construction and issuing building permits.

The planning system in Israel operates on 3 levels: namely the National planning authorities, the District planning authorities and the Local planning authorities. Local planning authorities usually handle building permits and zoning matters whereas District committees review larger development plans and regional planning policies.



It is imperative that one checks the zoning regulations with the requisite professionals as part of one’s due diligence before entering into a real estate transaction in Israel.



Cohen Segelov Advocates has more than 35 years of expertise in the area of real estate law.

Please feel free to contact us: 97236134244, [email protected], www.cslawyers.co.il

Did you know that 93% of the land in Israel is State-owned? What does this mean if I buy or sell property in Israel?Most...
17/08/2026

Did you know that 93% of the land in Israel is State-owned? What does this mean if I buy or sell property in Israel?

Most of the land in Israel is owned by the State, the Development Authority, or the Jewish National Fund. The Israel Land Authority has been appointed to administer such property.

The Israel Land Authority grants property rights in the form of long-term leasehold rights (usually 49-year leases with an option to renew) to individuals who hold rights in such land. In many instances, the holder of the leasehold rights requires regulatory approval from the Israel Land Authority in order to carry out certain transactions involving the property.

How do lease payments work?

The long-term lease is usually paid for through a one-time fee known as “lease capitalization.” This payment covers the full value of the lease for the entire period (usually 49 or 98 years). If the lease has not already been capitalized, you may need to pay this fee when renewing, selling, expanding, or converting the leasehold rights into ownership.

How do I renew a lease?

Most leases include a renewal clause. While renewal is not automatic, the first renewal is generally granted for another 49 years, especially for residential properties, provided that the terms of the lease have been complied with and the applicable fees have been paid, such as a lease extension fee or the cost of full capitalization, if required.

A professional real estate lawyer should always be consulted to provide you with the vital information needed when purchasing or selling land administered by the Israel Land Authority.

Cohen Segelov Advocates has more than 35 years of experience in real estate law.

Please feel free to contact us:

+972-3-613-4244
[email protected]
www.cslawyers.co.il

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Ramat Gan
Ramat Gan

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