Mohafadati: tracking a land title online without using the wrong service

What Mohafadati is, and what it is not

The National Agency for Land Conservation, Cadastre and Cartography (ANCFCC) launched Mohafadati in June 2017. The announcement reported in the press described it as a "nouveau service de suivi des biens et titres fonciers" (a new service for tracking properties and land titles): once registered, users are informed by text message and email of operations recorded on their titles, such as a mortgage, a seizure or a sale.

The service was later given a regulatory basis. Decree No. 2-18-181 of 10 December 2018 on the electronic management of land registration operations (Official Bulletin No. 6754 of 21 February 2019, amended by Decree No. 2-21-604 of 30 November 2021) provides in Article 23 that persons recorded in the land registers may follow, electronically, the entries and filings made on the land titles or registration applications that concern them. To receive these notifications, they must provide a mobile number and an email address, and report any change (Articles 23 and 24).

On the ANCFCC portal, the service appears in the "Services en ligne" block under the name "Mohafadati", with a "Renseigner" button (in Arabic: محافظتي, "تسجيل الطلب"). There is no separate website: when we checked on 29 October 2026, the domain name mohafadati.ma was not even registered. Any page presenting itself as "Mohafadati" outside ancfcc.gov.ma is therefore not the official service.

For an overview of the Agency's other services (certificate, cadastral plan, area calculation, forms), see our guide to ANCFCC online services. Here we go into tracking in depth.

What Mohafadati gives you access to, and what it does not

Many people search for "land title consultation online" expecting to display the contents of a title. That is not what Mohafadati does. According to the decree and official descriptions, the service lets you:

• be alerted, by text message and email, of filings (a request lodged with the land registry) and entries (a mention recorded on the title) concerning your land titles or registration applications;
• follow several properties, provided you give the land registry office, the number and the suffix (indice) for each one.

On the other hand, from what we could see on the portal, Mohafadati does not let you:

• read or download the land title, the list of owners or encumbrances: that is the purpose of the certificate of ownership, which is a paid document;

• search for a property by a person's name or by an address;

• follow someone else's title: the decree reserves this tracking for persons recorded in the land registers;

• file a request, an objection or a deed: filings are made at the land registry, or online by notaries, adouls and lawyers through their professional areas.

The 2018 decree does provide for electronic consultation of land databases after payment of fees (Article 26), and the land registry fee schedule (Decree No. 2-16-375 of 18 July 2016, as amended) sets a fee for such consultation. But we found no service of this kind open to the public on the portal's home page. In practice, consulting a file is done at the land registry office or through a professional.

Registering: a form, not an account with a password

Contrary to what some searches suggest ("Mohafadati login"), the public side of the service does not work as a personal area with a username and password. It is a registration request form. At its launch in 2017, the form had to be filled in on the website and then lodged at the nearest land registry office. According to the description found on the portal in October 2026, registration is now done online, with the phone number confirmed by a text-message code.

Before you start, gather:

• your identity document (national ID card, passport or residence card), with your names as they appear on the title;
• a mobile number that receives text messages, and an email address you check;
• for each property: the exact name of the land registry office, the title (or application) number and its suffix. In Fez, for example, the portal's list includes separate offices named "Fès" and "Fès Zouagha": choose the one where the title is held.

Once validated, the registration is confirmed by text message. If it is not, the ANCFCC asks you to contact the land registry office concerned.

Where can you find these references? On a recent certificate of ownership, on the duplicate title if one exists, in the purchase or partition deed, or on the receipt issued when a registration application was filed.

On 29 October 2026, the registration page displayed a maintenance message ("Le site est en cours de maintenance"). We therefore cannot describe its current screens field by field. If the page is unavailable, try again later or call the e-services numbers given at the end of this guide.

Tracking a title, an application or a request: which tool for which need

Searches such as "Mohafadati tracking" or "ANCFCC request tracking" actually cover several situations. Each has its own service on the portal:

• Being warned of any movement on your title (sale, mortgage, seizure, provisional entry): Mohafadati.
• Tracking a request filed at the land registry (recording of a deed, release of a mortgage, etc.): the "Paiement des droits de la conservation foncière" service, presented as an online tracking and payment service. You enter your identity, the registry office and the "Année / Ordre de réception" of the filing, i.e. the order number given to the request when it was received. The service shows the status of the request and, where applicable, the reasons for a rejection or suspension.
• Tracking an order for a certificate of ownership, a plan or an area calculation: the "Suivre" (track) section, with the tracking code received by text message when ordering.
• Tracking a registration application (land being titled): the "Publicité foncière" service. You choose the registry office, the type of reference (land title or application), the procedure (ordinary or special) and the type of notice. It displays application extracts, notices of completion of boundary marking and other notices whose time limits are still running. See our land registration guide.
• Complaining in case of a blockage or error: the ANCFCC's Chikaya platform.

Example: an owner living in Europe inherited a titled plot near Fez together with his brothers. Once they are recorded on the title, each of them can register with Mohafadati. If a seizure or a sale of a share is filed, he is informed by text message and email, without waiting for a trip to Morocco.

Paying fees online ("www.ancfcc.gov.ma paiement en ligne")

Payment does not go through Mohafadati but through the "Paiement des droits de la conservation foncière – Public" service. The form asks for your first name and surname (in Latin and Arabic script), the type and number of your identity document, your phone number, the registry office and the year and reception order number of the filing. When the request is ready for payment, the service shows the total amount and a "Fatourati" reference with its expiry date. Payment is then made through one of the authorised electronic payment channels, using that reference.

The amount is not set by the online service: it results from the assessment made by the registry office under the land registry fee schedule (Decree No. 2-16-375). According to the press (EcoActu, March 2025), an Agency circular made electronic payment compulsory from 14 April 2025 for filing and recording requests.

The service warns that all data must be complete and correct or the request will be rejected. The 2018 decree also states that applicants are responsible for the accuracy of what they submit (Article 9).

What the information displayed is worth legally

A Mohafadati alert is information, not a document. It tells you that an operation has been filed or recorded; it replaces neither the land title, nor the certificate of ownership, nor a copy of the filed deed.

Three rules of the Dahir of 12 August 1913 on land registration, as amended by Law No. 14-07, help in reading these alerts:

• Recording is what counts. Under Article 66, any real right in a registered property exists, as regards third parties, only by virtue of and from the day of its recording on the land title. Article 67 adds that voluntary acts take effect, even between the parties, only from the date of that recording.
• A filing is not a recording. The 2018 decree gives each request an order number, but states that allocating it has no legal effect for the request unless the remaining formalities required by law are completed (Article 12). A filing alert therefore announces a procedure in progress whose outcome is not yet settled.
• A signed deed may not show yet. The law allows a period for requesting the recording of a deed (Article 65 bis). A sale signed before a notary may therefore exist without yet being visible on the title.

To know the situation of a property on a given date, the document to request is the certificate of ownership: the registrar issues, on request, a statement of the entries on the title (Article 61 of the Dahir), and the electronic certificate has the same value as a paper one (Article 4 of the 2018 decree). We cover it in detail in our certificate of ownership guide. Before buying, combine it with an on-site check: see checking land before buying.

If an alert announces an operation you did not authorise, do not settle for an online complaint: go to the land registry office to obtain the details of the filing and consult a lawyer promptly. Time limits and remedies depend on the nature of the operation.

Common mistakes and fake sites

• Choosing the wrong registry office. One city may have several offices (in Fez, "Fès" and "Fès Zouagha" in the portal's list). The same title number at another office points to a different property, or to nothing.
• Leaving out the suffix. The number of a title created by a subdivision or a co-ownership includes a suffix (indice); without it, the title is not recognised or refers to the parent plot.
• Confusing a title with an application. Land being registered has an application number (réquisition), not yet a title. Land held under a moulkia (ملكية) deed, with no application, has no reference that can be tracked online: see moulkia and land title.
• Entering an identity different from the one on the title. An old ID card, a name transliterated differently or a wrong document number can make registration fail.
• Using a fake site or an intermediary. Type www.ancfcc.gov.ma yourself. Be wary of websites, social media pages or apps that use the name "Mohafadati", ask for payment for a "title consultation" or ask for the code you received by text message. That code is personal; the ANCFCC does not need a third party to ask you for it.

What to do if your title does not appear

If the service does not recognise your title or refuses your registration, proceed in this order:

1. Re-check the registry office, number and suffix against a recent document, preferably a certificate of ownership.
2. Check that you are actually recorded on the title. An heir whose rights have not yet been recorded, or a buyer whose purchase has not yet been recorded, is not yet a "recorded person" within the meaning of the decree. The recording must first be regularised by the professional who drew up the deed (see dividing an inheritance).
3. If the property is under a registration application, use the "Publicité foncière" service and contact the registry office for the file details.
4. If you do not know your references, the land registry office can carry out a property search in a person's name: the fee schedule provides a fixed fee per person and per registry office.
5. If the problem persists, contact the ANCFCC e-services (05 30 14 14 14, 08 00 00 29 29 or 08 00 00 20 16, numbers shown on the portal) or file a complaint on Chikaya, then, if necessary, go to the registry office with your identity document.

If the problem concerns the boundaries or area of the land (old plan, missing boundary markers), it is a technical question: a surveying engineer can check the situation on the ground. Ellipsoide carries out this kind of check in Fez and its region: see our services for individuals.

Frequently asked questions

Official sources

• ANCFCC portal: online services (Mohafadati, Publicité foncière, fee payment, certificate of ownership, Chikaya) — National Agency for Land Conservation, Cadastre and Cartography (ANCFCC)
• Publicité foncière service: consultation of notices by registry office — ANCFCC
• Decree No. 2-18-181 of 2 Rabii II 1440 (10 December 2018) on the electronic management of land registration operations, amended by Decree No. 2-21-604 (Articles 4, 9, 12, 23, 24 and 26) — ANCFCC (Collection of legal texts, 2023 edition)
• Dahir of 9 Ramadan 1331 (12 August 1913) on land registration, as amended by Law No. 14-07 (Articles 61, 65 bis, 66 and 67) — ANCFCC (Collection of legal texts)
• Land registry fee schedule, Decree No. 2-16-375 of 18 July 2016 as amended — ANCFCC
• La Conservation foncière se digitalise (launch of Mohafadati), 14 June 2017 — Boursenews
• Conservation foncière : le paiement électronique des droits en vigueur à partir du 14 avril 2025, 27 March 2025 — EcoActu

This guide provides general information, up to date as of the date shown. It does not replace the official texts or a professional review of your file. Ask us about your situation.