For many expats in the UAE, property is the single largest asset they hold. A freehold apartment in Dubai Marina, a villa in Abu Dhabi, or shares in a free-zone business can represent decades of work. Without a will, the path that property takes after death is anything but predictable.
Real estate
Title to UAE real estate cannot transfer to heirs until the courts issue a succession order. Without a will, this involves identifying every legal heir under the applicable framework, agreeing the shares each will receive, and registering the transfer with the Dubai Land Department or equivalent. The process commonly takes six to eighteen months. Throughout, the property cannot be sold, mortgaged or, in some cases, even let.
Business shares and free-zone licences
Shareholdings in UAE free-zone companies require an additional layer: the free-zone authority itself must approve any transfer to heirs. Without a registered will identifying who inherits the shares, the business may be paralysed for months, staff cannot be paid, contracts cannot be signed, and the value of the business erodes daily.
Bank and brokerage accounts
On notification of death, UAE banks freeze accounts, including joint accounts. The Central Bank framework now allows for a managed release of funds to a surviving spouse for living expenses, but this still requires court documentation. A registered will materially shortens that timeline.
This article is provided for general information only and does not constitute legal advice. All Heirkin Legacy wills are drafted by our partner law firm, AZ&Co Legal, in line with current UAE regulations.