As Seattle prepares to host several FIFA World Cup 2026 matches, fans from around the world may travel to the Pacific Northwest to cheer on their home countries. While soccer may be the common language, the way residential real estate transactions are handled in each country can be dramatically different.
The countries scheduled to play group-stage matches in Seattle include Belgium, Egypt, Australia, Bosnia and Herzegovina, Qatar, Iran, and the United States. While all seven countries buy and sell homes, the process of transferring ownership varies greatly from one nation to another.
For those of us working in Washington State real estate, these differences offer an interesting perspective on what many of us take for granted every day.
The Washington Way: Title and Escrow
In Washington State, a residential real estate transaction typically involves several professionals working together:
- Real estate brokers
- Lenders
- Escrow officers
- Title companies
- County recording offices
One of the most unique aspects of our system is the use of a neutral third-party escrow company. Escrow coordinates documents, funds, signatures, lender requirements, and recording while remaining impartial to both buyer and seller.
In addition, title insurance helps protect buyers and lenders against unknown defects in title that may have occurred in the past.
Many countries do not use either of these concepts.
Australia: Trusting the Government Records
Australia operates under what is known as the Torrens Title System, one of the most respected land registration systems in the world.
Australians primarily rely on the Torrens Title system, under which government-maintained land registries provide a state-backed guarantee of ownership. Title insurance exists in Australia but is far less common than in the United States.
Property transfers are generally handled by conveyancers or solicitors rather than title and escrow companies.
For an Australian buyer purchasing property in Washington, the idea of paying for title insurance can seem unusual because ownership guarantees are largely built into their registration system.
Belgium: The Notary Runs the Show
In Belgium, a civil-law notary plays a central role in the transaction.
Belgian civil-law notaries play a central role in property transfers by preparing, authenticating, and recording the transaction. They are expected to act impartially and ensure the legality of the transfer.
Rather than title companies, escrow companies, and brokers each performing separate functions, many responsibilities are consolidated under the notary’s supervision.
For a Belgian buyer or seller, the number of parties involved in a Washington transaction can be surprising.
Egypt: Due Diligence Is Critical
Real estate ownership in Egypt can sometimes involve both registered and unregistered interests, making verification of ownership more complex than many Americans are accustomed to.
As a result, attorneys often play a significant role in researching ownership rights and ensuring a valid transfer. Title insurance is generally not a standard part of the process.
Many Egyptian buyers are impressed by the reliability of public records and the protections offered through title insurance in the United States.
Bosnia and Herzegovina: Historical Layers Matter
Bosnia and Herzegovina uses land books and cadastral records to document property ownership.
Like many European countries, notaries and attorneys are heavily involved in transfers. Historical changes in government and land ownership systems can sometimes create additional complexity when researching title history.
Compared to Washington State’s streamlined electronic recording systems, transactions may involve more legal review and documentation.
Qatar: Government Registration and Ownership Rules
In Qatar, government registration plays a central role in transferring property ownership.
Certain areas are designated for foreign ownership, while others have restrictions. Because of these regulations, buyers often work closely with legal professionals to ensure compliance.
For Qatari investors looking at Washington real estate, one of the biggest surprises is how open the U.S. market is to foreign ownership.
Iran: Notaries Take Center Stage
In Iran, government registration offices and notaries are responsible for validating ownership and transferring property.
The notary’s role is significantly broader than what most Americans associate with a notary public. Rather than simply witnessing signatures, notaries often perform legal functions that help verify and authenticate the transaction.
As with several other countries, title insurance is generally not a routine part of the process.
What Makes the U.S. System Different?
When comparing all seven countries, one thing becomes clear: the United States has developed a unique combination of protections designed to reduce risk.
Our system includes:
- Public land records
- Title examinations
- Title insurance
- Neutral escrow services
- Standardized contracts
- Consumer disclosure requirements
Each component serves a specific purpose, and together they create multiple layers of protection for buyers, sellers, and lenders.
The Next Time You Watch a World Cup Match…
As fans cheer for their home countries at Seattle’s World Cup matches, remember that each nation brings its own customs, traditions, and business practices—including how people buy and sell homes.
Whether a transaction occurs in Brussels, Melbourne, Cairo, Sarajevo, Doha, Tehran, or Seattle, the goal remains the same: helping people safely transfer property ownership.
The path to get there, however, can look very different depending on where in the world you are.
At Land Title Company, we have the privilege of helping buyers and sellers navigate one of the most structured and secure real estate transaction systems in the world. And sometimes, a global event like the FIFA World Cup reminds us just how unique that system really is.
Disclaimer: Real estate practices vary by region, property type, and local regulations. The descriptions in this article are intended as broad educational comparisons and should not be considered legal advice.
Sources
- NSW Registrar General, “Title Guarantee and Torrens Assurance Fund.”
- DUAL Australia, “Title Insurance Complements the Torrens Land Registration System.”
- Belgian Federal Government, “The Notarised Deed.”
- DLA Piper Real World, Belgium Real Estate Transactions.
- Baker McKenzie Global Corporate Real Estate Guide – Belgium.
- State of Qatar, Law No. 16 of 2018 on the Regulation of Non-Qataris’ Ownership and Usage of Real Estate.
- Qatar Tourism, Non-Qatari Real Estate Ownership Guide.