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The National
a day ago
- Business
- The National
Property laws, fees and process: Essential rules foreign buyers in the UAE need to know
More and more UAE residents are choosing to invest in property in the country, so it is essential for buyers to know the differences in laws for foreigners and Emiratis. For expatriates, buying property in the UAE is a transparent and straightforward process, said Robert Villalobos, head of brokerage at Engel & Volkers Middle East, but it's important to understand the key rules and costs involved before making any long-term decisions. The National spoke to experts in Dubai and Abu Dhabi to understand how regulations can impact investments. Can foreign buyers purchase property anywhere they like in the UAE? In Dubai, property ownership is split into two structures: leasehold and freehold. Expatriates are only able to buy in designated freehold zones, which includes prominent neighbourhoods such as Palm Jumeirah, JBR, Downtown Dubai, Dubai Creek Harbour, Arabian Ranches, Dubai Hills Estate and Dubai Marina. "There are more than 70 designated freehold areas across the emirate, allowing foreigners to buy property in many of Dubai's most sought-after communities," said Mr Villalobos. "The variety means expats can choose between waterfront apartments, golf course neighbourhoods, family-friendly suburbs, and urban lifestyle hubs, all with full ownership rights." What are the differences between leasehold and freehold? In simple terms, freehold means you have full ownership of both the property and the land it sits on, Mr Villalobos explains. "There's no expiry date on that ownership, which gives you greater control; you can live in it, rent it out, sell it, or pass it on without restriction. "Leasehold, on the other hand, gives you the right to occupy and use the property for a fixed term, typically anywhere from 30 to 99 years. You don't own the land, it belongs to the freeholder, which is usually the government or a master developer." When that fixed term ends, ownership reverts back to the freeholder, unless the lease is renewed. How do the rules differ across the Emirates? Ben Crompton, managing partner of Abu Dhabi-based property brokerage Crompton Partners, said each emirates' laws is unique but broadly similar in that they're mostly governed by contract law. "Contract law is fundamental because the binding document for the transfer process of real estate is the memorandum of understanding between the buyer and seller," he explained. "In Dubai, they have more specific contracts – the MOU is called a Form F." What is the process in Abu Dhabi? "The first thing to note is that there are two different sets of legal jurisdictions regarding property in Abu Dhabi," Mr Crompton explained. One applies to Reem Island and Maryah Island and is under the Abu Dhabi Global Market (ADGM) law, while the second applies to the rest of Abu Dhabi, which is under the Abu Dhabi Real Estate Centre (ADREC) law. "These two locations have different laws, so you need to apply the correct one when depending on which area you are buying/selling property in." Secondly, regarding sales and purchases of property in Abu Dhabi, "the law is relatively silent", he added. "A lot of the sales law is governed by process, and also contract law." In Abu Dhabi, although the ADGM has a standard form of contract, ADREC is also bringing one out soon. "However a lot of the terms of the transfer are still dictated by whoever is doing the conveyancing, which, for the most part are still real estate brokers," said Mr Crompton. Abu Dhabi also has three types of ownership. There is freehold, which again is full ownership. Then there is usufruct, which is a 99-year lease, and Musataha, which is a 49-year lease renewable for 49 years. "Usufruct is a standard lease of a property and Musataha is a lease of land with a right to build and lease the property that you build on that land," added Mr Crompton. Can foreigners buy anywhere in Abu Dhabi? There are laws surrounding who can buy what types of property, in what location and what types of legal ownership people can obtain, said Mr Crompton. Expats can own property in the investment zones, created specifically by government regulation, including places like Sadiyaat Island, Reem Island, Maryah Island, Yas Island, Jubail, Raha Beach, Al Reef and a few others. "Other areas are reserved for UAE nationals only," he added. What additional fees do foreign buyers need to be aware of? Mr Villalobos said a common misconception among foreign buyers in the UAE is that the price they agree with the seller is the only cost they need to consider. "While there's no income or property tax in Dubai, buyers should budget for costs such as the Dubai Land Department transfer fee of 4 per cent of the purchase price, a broker's commission of 2 per cent, plus VAT, and annual service charges for the upkeep of communal areas, facilities, and security." Do you need to be a UAE resident to buy property or be here in person? "The simple answer to both is no," said Mr Villalobos. "You can buy a property as a non-resident, and there are straightforward procedures in place to make a remote purchase possible." In Dubai, this includes digitally completing the Unified Form F, which is the contract between buyer and seller, and using a power of attorney for the transfer of ownership. Is buying a property in the UAE worth it? Despite the additional costs for foreigners, buying property in the UAE can be a "compelling option, he said, "Mortgage interest rates for expats are highly competitive, and in many cases, monthly repayments are lower than what you would pay in rent for a comparable home." What advice would you give to anyone new to the UAE considering buying property right now? Mr Villalobos said all potential buyers should research the location and the buying process. "Each project and community in the UAE offers a different lifestyle, set of amenities and long-term benefits. Once you've narrowed down your preferences, engage with a reputable and established brokerage that can guide you through everything from securing a mortgage and arranging initial viewings to negotiating offers, handling contracts and completing the transfer of ownership." Mr Crompton said, from a legal point of view, since real estate agents still co-ordinate property transfer in Abu Dhabi – and lawyers are rarely involved – it's important to get a broker with plenty of experience and who has a strong MOU. "Make sure you read the MOU because it will govern the process of transfer between the buyer and seller."
USA Today
05-08-2025
- USA Today
Police arrest suspected gunman who shot at driver in Los Angeles nightclub crash
Police have arrested a man suspected of opening fire at the driver accused of plowing his vehicle into a crowd and injuring dozens of people outside a popular Los Angeles nightclub in July. Efrain Villalobos, 28, was arrested on Aug. 3 in Redondo Beach, a coastal city about 21 miles southwest of downtown Los Angeles, according to the Los Angeles Police Department. His arrest comes just days after police had identified Villalobos as the suspected gunman in the July 19 shooting. In the early hours of July 19, a vehicle crashed into a packed crowd, leaving the Vermont Hollywood nightclub in the busy neighborhood of East Hollywood. After the crash, police said bystanders pulled the driver out of the vehicle and attacked him. During the altercation, police said a man — later identified as Villalobos — approached the scene from across the street and shot the driver once in the lower back. The suspect then fled from the scene on foot and remained at large for about two weeks. Villalobos was booked on suspicion of attempted murder without bail, police said in an updated statement on Aug. 4. They did not provide additional details on his arrest but said the case will be presented to the Los Angeles County District Attorney's Office for filing consideration. Devil's Den case: Details emerge in hiker deaths; school teacher charged with capital murder What happened in the East Hollywood car crash? The chaotic scene unfolded at about 2 a.m. local time on July 19 as a crowd of patrons left the Vermont Hollywood, according to police. The driver, who was identified as Fernando Ramirez, 29, had been kicked out of the nightclub before returning minutes later and ramming his vehicle into the crowd, police and prosecutors said. The car came to a stop after colliding with several food carts, which became lodged underneath the vehicle, according to police. Los Angeles County District Attorney Nathan Hochman said 37 people were injured in the crash. Injuries ranged from "minor abrasions to serious fractures and lacerations to broken bones," and several victims were briefly trapped beneath the car, according to authorities. Ramirez was charged with 37 counts of attempted murder and 37 counts of assault with a deadly weapon, Hochman said. He faces multiple sentences of life in state prison if convicted on all counts. NYC shooting: 4 victims mourned; NYPD to search suspect's Las Vegas home Arrest follows extensive search Following the crash, police launched an extensive search for the man suspected of shooting Ramirez. On July 21, investigators asked for the public's help, releasing surveillance photos from cameras near the venue that showed the suspect wearing a blue Dodgers jacket, a light blue jersey with the number "5," and blue jeans. Authorities had warned the public that the suspect was considered armed and dangerous, and urged the public to contact police with any information that could lead to his arrest. "We understand the emotions involved, but when the threat had ended and the suspect was no longer actively harming others, the use of deadly force was both unlawful and dangerous to everybody present," Los Angeles Police Chief Jim McDonnell said at a July 22 news conference. On Aug. 1, police said the suspected gunman was identified as Villalobos, who was believed to be in the Redondo Beach area. He was described as a Hispanic man with a shaved head, brown eyes, 5 feet 10 inches tall, and weighing about 160 pounds. Police noted that Villalobos has "distinctive features," such as gauged piercings in both ears and multiple tattoos, including his last name on his right forearm, the phrase "respect is earned not given" on his inner right arm, and the name "Miabella" on his left inner arm. Los Angeles police said investigators were working with the Redondo Beach Police Department to locate Villalobos. Redondo Beach police arrested him at around 1:15 p.m. local time on Aug. 3, and Los Angeles investigators took the suspect into custody.
Ottawa Citizen
11-06-2025
- Ottawa Citizen
Lam sisters confessed to killing mom, murder trial jury hears
Two Ottawa sisters confessed to killing their elderly mom in her sleep while being investigated by police, jurors were told Tuesday afternoon as a murder trial got underway at the Ontario Superior Court of Justice. Article content Chau Kanh Lam and Hue Ai Lam are charged with first-degree murder in relation to the death of their mother, Kieu Lam, on Oct. 31, 2022. Article content Article content In their opening address, Crown prosecutors outlined the case, telling the jury both sisters gave detailed statements to the police that they killed their mother. The Crown alleged that they struck Kieu in the head with a hammer, rendering her unconscious, before strangling her to death. Article content Article content The Crown said the two sisters attacked their mother when she was 'sleeping and lifeless,' unable to defend herself or to call for help. Article content Article content 'She gave them life, and they took her life,' prosecutors said. Article content The Crown said Chau then called 911, telling the dispatcher through a Vietnamese interpreter that she and Hue had killed their mother. At one point, Chau even spelled out the word 'kill,' they alleged. Article content The Crown then accused the sisters of planning to kill their mother in the days leading up to the attack because they were mad and angry at her for how they said she treated them. Article content Both Chau and Hue pleaded not guilty to the charges on Monday morning. The trial is scheduled to last five weeks. Article content Crown calls first witness Article content After the opening statement, the Crown called its first witness, Marlo Carlo Villalobos, who was then an ambulance communications officer for the Ottawa Paramedic Service. Article content Article content Villalobos said he primarily took 911 calls and gathered as much information as possible before sending an ambulance to each location when he worked in Ottawa between January 2021 to March 2024. He now lives in Montreal. Article content Article content Jurors then heard an audio recording of the 911 call between Villalobos and Chau. They were also provided a transcript of that call, including a certified translation of the Vietnamese portions. Article content Throughout the call, Villalobos tried to extract information from Chau, but had difficulty understanding her due to the language barrier. He then called the Ottawa Police Service and told the police dispatcher that 'somebody killed their mom.' Article content He then requested a Vietnamese interpreter through LanguageLine Solutions, a service used by the Ottawa Paramedic Service to obtain translation over the phone.
Yahoo
05-06-2025
- Business
- Yahoo
Former treasurer of state foreign language teacher association charged with theft of over $240K from organization
A Muskego-Norway School District teacher and former treasurer of a nonprofit organization is facing a felony charge alleging she stole over $240,000 from the nonprofit and used it for her personal benefit. Kellie Villalobos, 51, was charged June 2 in Milwaukee County Circuit Court with one felony count of theft from a business setting over $100,000. If convicted, Villalobos could face a fine of up to $25,000, up to 12½ years in prison, or both, according to the criminal complaint. As of the afternoon of June 4, Villalobos' name was still listed on the Muskego-Norway School District's website as a Spanish teacher. Muskego-Norway School District marketing and communications specialist Alyssa Meyer did not immediately respond to a reporter's phone or email messages seeking comment. According to the criminal complaint: From September 2014 until February 2024, Villalobos was treasurer for the Wisconsin Association of Foreign Language Teachers, a nonprofit organization providing professional development for world language teachers. Villalobos' role meant she had access to the organization's financial accounts. The complaint accuses Villalobos of misappropriating over $242,000 from the organization for personal purchases. The investigation began in March 2024 when the association's current finance chair and co-treasurer made a complaint to the Milwaukee Police Department after the organization did a preliminary audit of its financial accounts. The audit revealed that at least $150,000 was missing or unaccounted for, the complaint said. Issues were first noticed in January 2024, when the complaint said Villalobos spent down the organization's accounts to the point where it could not pay its bills. The Hilton Paper Valley Hotel notified the association on Jan. 25, 2024, that it had not paid a $17,075.72 bill from its November 2023 annual conference. Villalobos said she had forgotten about the bill because she had a house fire, the complaint said. She said the hotel should receive payment by Jan. 30, 2024, but that did not happen. Villalobos then said she had been mistaken about the timing of the payment and that she would issue a check. Hilton received the check Feb. 5, 2024, but it was rejected for insufficient funds, and the hotel notified the association on Feb. 10. Villalobos said she would arrange payments made on a credit card in $5,000 increments. On Feb. 13, 2024, Villalobos deposited $3,000 from her personal account to the association's account, but that check bounced. When confronted, Villalobos claimed she accidentally used the association's credit card instead of her own and would reimburse the organization for the error. Villalobos was removed as treasurer Feb. 29, 2024. After Villalobos' removal, several association members conducted an in-depth audit of her financial activities. When Villalobos started as treasurer in 2014, the organization's financial account balance was $141,354.63. From 2018 to 2024 the organization noticed the account's balance diminish rapidly from a starting balance of $203,799.94 in 2018 to $1,597.18 in 2024, the complaint said. The organization's typical annual expenses came to about $34,000, an association official told police. That amount included the November conference and other expenses such as print, officer stipends and scholarships. The specific annual amounts could vary, but over a seven-year period, anticipated expenses should have totaled about $238,000, the complaint said. Instead, expenses totaled $626,191.92 between 2018 and 2024. When an investigator with the Milwaukee County District Attorney's Office reviewed the organization's financial account statements, they discovered "hundreds of fraudulent transactions," the complaint said. For example, the investigator found: 47 transactions for Walmart from Jan. 13, 2022, through Nov. 4, 2023, totaling $4,776.31 for an account under Villalobos' name; items from 41 of those transactions were delivered to Villalobos' home. $2,161.96 in transactions to Villalobo's WE Energies account between January 2020 and October 2023 multiple transactions to a travel website, totaling $5,424.34 between November 2018 and April 2022 35 payments totaling $5,568.82 to Villalobos' Spectrum account charged to association credit cards between November 2019 and September 2023 256 item purchases from Amazon by Villalobos totaling $7,092.19 between August 2021 and January 2024 69 transactions for Instacart between August 2020 and November 2023 totaling $5,627.34. The delivery address for most of those transactions was Villalobos' house. An arrest warrant has been issued for Villalobos; no hearing for the case has been set yet, according to online court records. When a reporter tried calling May Y Lee, Villalobos' attorney, at her law office the afternoon of June 4, the person who answered said Lee was not available and declined comment. Villalobos did not immediately respond to a reporter's phone calls requesting comment. Contact Alec Johnson at (262) 875-9469 or Follow him on Twitter at @AlecJohnson12. This article originally appeared on Milwaukee Journal Sentinel: Villalobos accused of theft of over $240K from nonprofit
Chicago Tribune
02-06-2025
- Chicago Tribune
Waukegan police take toys on patrol to bolster community bonds; ‘It shows officers as real people'
Some Waukegan police officers had a different sort of partner on patrol with them last month — inanimate objects like teddy bears and soccer balls lent to the department by city youths. Sgt. Alejos Villalobos said some officers staged traffic stops with the toys, or made it look like they were helping deal with evidence. In one case, the item accompanied the officer to the shooting range. 'They did some staging with the toys,' Villalobos said. 'It gave them a chance to get out of their routine as patrol officers. Some of the officers were having fun with it.' The officers were participating in the fifth-annual Toy Ride Along Program jointly operated by the police department and the Waukegan Park District through much of May, where children's toys become partners of the city police. Jonathan Cochrane, a recreation specialist with the Park District who operates the program, said children of all ages were asked to bring a favorite toy to the Fieldhouse Sports, Fitness and Aquatics Center by May 8. Once the toys were collected, Cochrane said they were taken to the police department, where they were assigned to a 'partner' with whom they rode along in a squad car for as long as two weeks before going back to the Park District and the children. Participating children then received more than the return of the stuffed animal, sports equipment or other possession. Cochrane said there was a 'goodie bag' from the police filled with pictures and other mementoes. 'They got pictures in the bag so they could see where their toys were, and how they were used,' Cochrane said. 'This is a good collaborative effort between the police and the Park District. It's a really cool idea.' Along with the pictures, Villalobos said the youngsters received a certificate from the police documenting the occasion, a rubber police car, sticker badges for a 'junior police officer' and more. Police Commander George Valko of the Community Policing Division, said the program helps develop a relationship with the youth in the community at a young age. They are entrusting something of importance to them to a member of the police department. 'The toy means a lot to these kids,' Valko said. 'It could be a baby doll they've had all their lives. It means a lot to our officers to take care of it. It's good for our community to be part of this. It shows a different side of the officers, too.' Officers volunteer to take the toys on a 'ride-along.' Villalobos said different departments, like patrol, criminal investigation and community policing, all get involved. The program started when the COVID pandemic limited ways police could interact with community members. Community relations is another important ingredient to the program. Valko said that at some point, a person may remember the officer with his or her toy from the pictures and see them around town. 'They might talk about it,' Valko said. 'It serves as a bridge to the community. It shows officers as real people.'
