Quelle est la différence entre un compromis et une promesse de vente au Maroc ?

Le compromis de vente (ou contrat de vente sous seing privé) est un accord bilatéral qui engage les deux parties définitivement. La promesse de vente (ou promesse unilatérale) n'engage que le vendeur, laissant à l'acheteur une option d'achat dans un délai fixé. Au Maroc, le compromis est la forme la plus utilisée dans la pratique. Les deux doivent idéalement être rédigés par un notaire ou un avocat pour être sécurisés.

Quel montant d'acompte verser lors de la signature d'un compromis de vente au Maroc ?

L'acompte est généralement compris entre 10 % et 30 % du prix de vente. Il n'existe pas de montant légalement imposé, mais 10 % est la pratique la plus courante. Cet acompte est versé au notaire qui le consigne jusqu'à la signature de l'acte définitif. Il ne doit jamais être versé directement à un agent immobilier sans garantie notariale.

Que se passe-t-il si le vendeur ou l'acheteur se rétracte après la signature du compromis ?

La clause pénale prévue dans le compromis détermine les conséquences. Si l'acheteur se rétracte, il perd généralement son acompte. Si le vendeur se rétracte, il doit restituer le double de l'acompte reçu. Ces sanctions sont appliquées sauf cas de force majeure ou clauses suspensives non réalisées (refus de prêt bancaire, vice caché). La durée standard entre compromis et acte définitif est de 2 à 4 mois.

Comment vérifier la validité du titre foncier avant de signer un compromis au Maroc ?

Il faut demander au vendeur une copie du titre foncier (TF) et vérifier son statut auprès de la Conservation Foncière locale. Cette vérification permet de s'assurer que le bien est libre de toute hypothèque, saisie ou servitude. Le notaire peut effectuer cette vérification dans un délai de 24 à 48 heures. Pour les biens en copropriété, vérifier aussi le règlement de copropriété et les charges impayées.

Quel est le rôle du notaire par rapport à l'agent immobilier lors d'une vente au Maroc ?

L'agent immobilier facilite la mise en relation entre acheteur et vendeur et peut rédiger un avant-contrat, mais il n'a pas de pouvoir authentificateur. Seul le notaire peut rédiger et authentifier l'acte de vente définitif, vérifier le titre foncier, collecter les droits fiscaux et procéder à l'inscription au registre foncier. La commission de l'agent est généralement de 2,5 % TTC du prix, distincte des frais notariaux.

Un MRE peut-il signer un compromis de vente à distance sans être présent au Maroc ?

Oui, un MRE peut donner procuration notariée à un mandataire de confiance (proche ou avocat) pour signer le compromis et l'acte définitif en son nom. La procuration doit être établie devant un notaire dans le pays de résidence, puis légalisée (apostille) et envoyée au Maroc. Il est aussi possible de signer électroniquement certains avant-contrats, mais l'acte authentique final reste obligatoirement signé physiquement ou par mandataire.

Quelles clauses suspensives faut-il absolument inclure dans un compromis de vente au Maroc ?

Les clauses suspensives essentielles sont : l'obtention du financement bancaire (avec délai de 30 à 60 jours), l'absence d'hypothèque ou de saisie sur le bien, la conformité du titre foncier, et la purge du droit de préemption si applicable. Pour un MRE, il est conseillé d'ajouter une clause relative au rapatriement des fonds en devises et à l'ouverture d'un compte MDM. L'absence de ces clauses expose l'acheteur à perdre son acompte en cas d'imprévu.

Preliminary sale agreement Morocco: MRE guide 2026

Under Moroccan law, the preliminary sale agreement (compromis) and the unilateral promise of sale are two distinct acts that bind seller and buyer differently. For an MRE transferring a deposit of 100,000 to 150,000 MAD from abroad without physically seeing the property, precise drafting of these acts and prior land registry checks are essential safeguards.

Costs & fees

Standard deposit	10% of sale price	Paid into notary's escrow account
Notary fees for compromis	500 to 2,000 MAD	Private or notarized act
Mortgage status statement	100 to 300 MAD	Per competent land registry
Power of attorney legalization abroad	50 to 200 EUR	Depending on country and consulate
Sworn translation	300 to 800 MAD	If power of attorney in foreign language

Timeline

1 to 2 weeks

Price negotiation and verbal agreementBefore any payment

3 to 7 days

Land title check (mortgage status)By notary before signing

1 to 2 weeks after checks

Drafting and signing compromisDeposit paid to notary escrow

30 to 90 days

Conditions precedent periodLoan approval, lien clearance

1 to 3 months after compromis

Signing final deedBalance and fees paid

Preliminary agreement vs promise of sale: what is the difference?

The unilateral promise of sale binds only the seller at a fixed price for a set period: the buyer holds an option. The bilateral preliminary agreement (compromis) binds both parties: seller and buyer must complete the sale. In practice in Morocco, the compromis is the most common act. It constitutes a sale subject to conditions precedent (loan approval, lien clearance).

💡 Tip — Always have the compromis drafted by a notary rather than a real estate agent. The notary bears professional liability for the content.

Penalty clause and deposit: protect yourself

The penalty clause sets the penalty for withdrawal. Common practice: if the buyer withdraws without valid reason, they forfeit the deposit. If the seller withdraws, they return double the deposit. The standard deposit is 10% of the sale price. For a property at 1,200,000 MAD, the deposit is 120,000 MAD. Ensure the penalty clause is expressly stated in the act, pursuant to articles 263 to 270 of the DOC.

💡 Tip — Pay the deposit directly into the notary's escrow account, never in cash to the real estate agent.

⚠️ Warning — A deposit paid to a real estate agent without a notarized act is difficult to recover in case of dispute.

Cadastral checks: land title and encumbrances

Before signing the compromis, the notary must obtain a statement of inscriptions (état hypothécaire) from the Land Registry. This document lists all inscriptions on the land title: mortgages, seizures, easements, joint ownership. Obtaining it takes 3 to 7 business days. If the property is not yet registered, the risks are higher. Require a property with a clean land title free of any encumbrance.

💡 Tip — Ask the notary for the complete land title reference (title number, competent registry) before paying any deposit.

⚠️ Warning — A property without a land title (melkia or adoulaire deed) exposes the buyer to significant eviction risks. For an MRE, this situation is particularly risky.

Mandatory conditions precedent

The compromis must include conditions precedent protecting the buyer: obtaining a mortgage within 60 days, absence of mortgage or seizure on the title, property compliance with the issued occupancy permit. If a condition precedent is not met, the buyer recovers their deposit in full without penalty.

💡 Tip — For MREs financing via a foreign bank loan, add a specific condition precedent related to the international fund transfer timeline.

Power of attorney to sign from abroad

An MRE unable to travel to Morocco can grant a notarized power of attorney to a representative (family, lawyer, notary) to sign the compromis and final deed on their behalf. The power of attorney must be established before a notary in the country of residence, legalized (apostille or consular legalization), then translated into Arabic by a sworn translator in Morocco if necessary.

💡 Tip — Specify in the power of attorney the maximum authorized price and the property concerned (exact address, land title reference).

⚠️ Warning — A general power of attorney is inadvisable. Use a special power of attorney limited to the purchase of a specific property.

In depth

For an MRE residing in Europe or North America, signing a compromis from abroad requires precise coordination between the Moroccan notary, the local representative, and consular services. The power of attorney must be prepared at least 3 weeks before the planned signing date to account for consular legalization delays. Regarding the deposit, an international wire transfer from a European account to a Moroccan notary's escrow account is perfectly legal and traceable. Keep the international bank transfer certificate: it will serve as evidence to the Office des Changes for future repatriation of funds upon resale.

❌ Common mistakes to avoid

✕Paying the deposit directly to the real estate agent without a notarized act or escrow account
✕Signing a compromis without first checking the mortgage status of the land title
✕Forgetting to include a condition precedent clause tied to mortgage approval

🔗 Official links and resources

ANCFCC - Mortgage status statement

Request for statement of inscriptions on land title

Ordre des Notaires du Maroc

Find an approved notary to draft the compromis

Dahir des Obligations et Contrats (DOC)

Reference text on contractual obligations in Morocco

❓ Frequently asked questions

What is the difference between a "compromis" and a "promesse de vente" in Morocco?＋

A "compromis de vente" (private sale agreement) is a bilateral agreement binding both parties definitively. A "promesse de vente" (unilateral promise) only binds the seller, giving the buyer a purchase option within a set period. In Morocco, the compromis is the most commonly used form. Both should ideally be drafted by a notary or lawyer for security.

How much deposit should you pay when signing a sale agreement in Morocco?＋

The deposit is generally between 10% and 30% of the sale price. There is no legally imposed amount, but 10% is the most common practice. This deposit is paid to the notary who holds it in escrow until the final deed is signed. It should never be paid directly to a real estate agent without notarial guarantee.

What happens if the seller or buyer backs out after signing the sale agreement?＋

The penalty clause provided in the agreement determines the consequences. If the buyer backs out, they generally lose their deposit. If the seller backs out, they must return double the deposit received. These penalties apply unless there is force majeure or unfulfilled suspensive conditions (bank loan refusal, hidden defect). The standard period between agreement and final deed is 2 to 4 months.

How to verify the validity of a land title before signing a sale agreement in Morocco?＋

You must request a copy of the land title (TF) from the seller and verify its status with the local Land Registry office. This check ensures the property is free of any mortgage, seizure or easement. The notary can complete this verification within 24 to 48 hours. For co-owned properties, also check the co-ownership regulations and any unpaid charges.

What is the role of the notary compared to the real estate agent in a sale in Morocco?＋

The real estate agent facilitates the connection between buyer and seller and may draft a preliminary contract, but has no authentication power. Only the notary can draft and authenticate the final sale deed, verify the land title, collect tax duties and register with the land registry. The agent's commission is generally 2.5% VAT-included of the price, separate from notary fees.

Can a Moroccan living abroad sign a sale agreement remotely without being in Morocco?＋

Yes, an MRE can grant a notarized power of attorney to a trusted representative (family member or lawyer) to sign the agreement and final deed on their behalf. The power of attorney must be drawn up before a notary in the country of residence, then legalized (apostille) and sent to Morocco. Electronic signing of some preliminary contracts is possible, but the final authenticated deed must still be signed in person or through a representative.

What suspensive conditions must be included in a sale agreement in Morocco?＋

Essential suspensive conditions are: obtaining bank financing (with a 30 to 60-day deadline), absence of mortgage or seizure on the property, land title compliance, and clearing of pre-emption rights if applicable. For an MRE, it is advisable to add a clause regarding repatriation of funds in foreign currency and opening an MDM account. The absence of these clauses exposes the buyer to losing their deposit if unexpected events arise.

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Preliminary sale agreement in Morocco: protecting your deposit from abroad