On Sale of Land
1. In Shariah Law, ownership of the subject matter of a sale , whether movable or immovable property, passes from seller to purchaser upon the conclusion of a valid sale, by way of offer and acceptance. بمجرد العقد
2. This means that the benefits of the property sold ( such as rental) accrue to the purchaser immediately upon conclusion of the sale, as an incident of ownership.نماء الملك
3. Under local law, ownership of land passes from seller to the purchaser upon the date of registration of transfer in the relevant Deeds Registry, in which event the risk and benefits pass to the Purchaser on transfer.
4. In this situation, how does one characterize the agreement of sale of land , from a Shariah perspective?
5. If such agreement constitutes a valid contract of sale in Shariah, then the rental and benefits pass immediately to the Purchaser, upon conclusion of the sale, and prior to the date of registration of transfer.
6. This consequence is inconsistent with both established practice, and the usual terms of the standard agreement of sale, which provide that ownership, risk and benefits only pass to the purchaser upon registration of transfer.
7. The price is ordinarily secured by the Purchaser by way of a bank guarantee, or otherwise held in a Trust account, payable on registration of transfer, in accordance with the agreement.
8. To repeat: how does one therefore characterize the agreement of sale of land?ما هو التكييف الصحيح ؟
9. The answer is: if the agreement is contextually and purposively interpreted, it gives rise to bilateral promises, which are enforceable, both legally and in Shariah: the agreement per se does not constitute the contract of sale: the sale itself occurs , on the date of registration of transfer in the Deeds Registry. This conclusion aligns the Shariah position with the legal consequences, and avoids disputes.
هذا من قبيل اتفاقية البيع ، و ليس عقد البيع، بل هي مواعدة ملزمة من الجانبين، ثم يتم البيع الفعلي عند التسليم و التسلم على أساس التعاطى ، عند التسجيل بانتقال ملكية الأرض باسم المشتري حسب القانون التصرف العقاري و انتقال الأملاك. و الحنفية صرحوا بلزوم الوعد لحاجة الناس، و الحاجة متحققة، كما في بيع الوفاء،( رد المحتار: جاز البيع ، و لزم الوفاء بالوعد)
و ذهب جمهور المالكية إلى ان الوعد يكون لازمًا يجب الوفاء به و يقضى به قضاء، حسب تفصيله، إذا تم الوعد على سبب …
[Att: Shoyab Omar – Feb’20]
