Fatwa ID: 09457
Answered by Muftiyah Maryam Badshah
Question:
Assalam,
I am living in Australia. And here no Islamic banks available. But some private financial institutions offers the Ijarah based Islamic finance. I got the contract from one of them and I am stating the shariah conditions here so can you please let me know the it is permissible or not?
Jazakallah khair
These are the conditions in my contract based on Ijarah concept.
ANNEXURE A APPOINTMENT OF CUSTOMER AS PURCHASING AND CUSTODY AGENT AND ACQUISITION OF FINANCED PROPERTY TO THE CUSTOMER
We appoint you as our purchasing and custody agent for the limited purposes of:
- a) acquiring the Financed Property on our behalf;
- b) during the term of this Financing Contract (the Term’), registering a proprietorial interest in, and holding custody of, the Financed Property on our behalf; and
- c) maintaining the Financed Property (in accordance with the terms of the mortgage) during the Term, at your cost; and
- d) taking out insurance over the property that is acceptable to us.
You will acquire the Financed Property on our behalf as our purchasing and custody agent, (and mortgage it to us) and we will thereby acquire a beneficial interest in the Financed Property.
You (in your capacity as our purchasing and custody agent) will be the registered proprietor of the Financed Property during the Term. You are not appointed as our agent for any other purpose.
You will make Ijarah Payments in accordance with the Financing Contract and in making those payments you acknowledge that those payments are set at a level which allows you to also pay the on-going premiums in respect of the insurance as part of paragraph (d) above.
In consideration of the receipt of 100 (one hundred) Australian dollars, the Customer hereby acknowledges and confirms that this amount is adequate for the Customer undertaking the services contemplated by the Appointment of Customer as Purchasing and Custody Agent and Acquisition of Financed Property.
ANNEXURE B
TO OFFER AND IJARAH FINANCING CONTRACT BETWEEN THE FINANCE PROVIDER AND THE CUSTOMER SHARIAH SALE UNDERTAKING TO THE CUSTOMER
If you make the Rental Payments in accordance with the Terms of the ljarah Financing Contract and meet all your obligations in the Financing Contract, we will discharge our mortgage and sell to you the Financed Property free of all encumbrances for a fee of $100.
ANNEXURE C
TO OFFER AND IJARAH FINANCING CONTRACT BETWEEN THE FINANCE PROVIDER AND THE CUSTOMER TO THE FINANCE PROVIDER UNDERTAKING TO TRANSFER
If you terminate this Ijarah Financing Agreement pursuant to this finance facility agreement because of a default by us, we shall be liable to pay you an amount equal to the balance of our account immediately pursuant to terms and conditions of the ljarah Financing Agreement and purchase the Financed Property (subject to your rights under the Mortgage).
RENTAL FACILITY
FEE 7.49% per annum * Variable. The rate can be varied at any time on giving 28 days notice. The Rental Facility Fee is calculated on the daily outstanding balance as at 5.00pm Australian Eastern Standard time and charged monthly in arrears at the end of the last day of each month and on the day of the completion of the Finance Facility. The Rental Facility Fee is calculated by applying a daily Rental Facility rate (annual percentage divided by 365) to the balance of the amount of financing outstanding at the end of each day of the calendar month. * The annual percentage rate is indicative only and may change before the amount of financing is advanced. The amount of financing will be advanced to the Finance Provider’s solicitor, generally one business day prior to the date of settlement of the Finance Facility (“the day of advancement”) who will arrange settlement of the Finance Facility in conjunction with your solicitor or discharging finance provider, if applicable. Please note that neither the Finance Provider nor La Trobe Financial will be liable for any rental facility fee incurred for late settlement. The rental facility fee is payable from the day of advancement of the Financing amount.
The Finance Provider offers you the Amount of Financing on the terms set out in this Agreement to enable you to obtain the use of the Financed Property in a manner that is consistent with the principles of the Shariah under the concept of ljarah for which, in exchange for the right to use, you will make payments which comprise the Amount of Financing (which was the amount that was applied to the purchase of the Financed Property) and our profit which is the amount calculated using the rental rate as outlined in the General Terms and Conditions of the jarah Finance Facility Agreement.
So based on above conditions is this contract is correct?
Jazakallah Khair
In the name of Allah, the Most Gracious, the Most Merciful
Answer:
Assalaamu ‘alaykum,
While the contract itself seems to be similar to a Ijarah Muntahia bit-Tamleek, as only an excerpt of the contract has been provided and key aspects not clarified, we cannot definitively state whether the contract is permissible or not. In addition, the presence of ambiguity in the terms, property insurance, property maintenance, the ownership transfer clause in Annexure B, and the lack of clarity for the “ljarah Financing Agreement” and “jarah Finance Facility Agreement” likely renders the contract impermissible. You should send a full copy of the contract in order for its compliance with the Shari’ah to be assessed.[1]
For an Ijarah Muntahia bit-Tamleek contract to be valid, the finance institute must own the property for the entire rental period, that the lessor is responsible for the maintenance and insurance of the property, and the transfer of ownership should be an independent contract that occurs after the Ijarah (lease) and unconnected to the lease. When a sale is dependent on a lease contract it would constitute two sales in one, which is impermissible.[2]
As your residence is in Australia, you may wish to read the following fatwa:
https://daruliftabirmingham.co.uk/home/are-ijarah-home-loan-products-are-shariah-compliant/
Only Allah ﷻ knows best.
Written by Muftiyah Maryam Badshah
Checked and approved by Mufti Mohammed Tosir Miah
Darul Ifta Birmingham
References:
[1]
تَفْسُدُ الْإِجَارَةُ بِالشُّرُوطِ الْمُخَالِفَةِ لِمُقْتَضَى الْعَقْدِ فَكُلُّ مَا أَفْسَدَ الْبَيْعَ) مِمَّا مَرَّ (يُفْسِدُهَا) كَجَهَالَةِ مَأْجُورٍ أَوْ أُجْرَةٍ أَوْ مُدَّةٍ أَوْ عَمَلٍ، وَكَشَرْطِ طَعَامِ عَبْدٍ وَعَلَفِ دَابَّةٍ وَمَرَمَّةِ الدَّارِ أَوْ مَغَارِمِهَا وَعُشْرٍ أَوْ خَرَاجٍ أَوْ مُؤْنَةِ رَدٍّ أَشْبَاهٌ…
–
قَوْلُهُ فَكُلُّ) تَفْرِيعٌ عَلَى مُقَدَّرٍ أَيْ الْإِجَارَةُ نَوْعٌ مِنْ الْبَيْعِ إذْ هِيَ بَيْعُ الْمَنَافِعِ. (قَوْلُهُ أَوْ مُدَّةٍ) إلَّا فِيمَا اسْتَثْنَى: قَالَ فِي الْبَزَّازِيَّةِ: إجَارَةُ السِّمْسَارِ وَالْمُنَادِي وَالْحَمَّامِيِّ وَالصَّكَّاكِ وَمَا لَا يُقَدَّرُ فِيهِ الْوَقْتُ وَلَا الْعَمَلُ تَجُوزُ لِمَا كَانَ لِلنَّاسِ بِهِ حَاجَةٌ وَيَطِيبُ الْأَجْرُ الْمَأْخُوذُ لَوْ قُدِّرَ أَجْرُ الْمِثْلِ…
(قَوْلُهُ وَكَشَرْطِ طَعَامِ عَبْدٍ وَعَلَفِ دَابَّةٍ) فِي الظَّهِيرِيَّةِ: اسْتَأْجَرَ عَبْدًا أَوْ دَابَّةً عَلَى أَنْ يَكُونَ عَلَفُهَا عَلَى الْمُسْتَأْجِرِ، ذَكَرَ فِي الْكِتَابِ أَنَّهُ لَا يَجُوزُ
…أَقُولُ: الْمَعْرُوفُ كَالْمَشْرُوطِ، وَبِهِ يُشْعِرُ كَلَامُ الْفَقِيهِ كَمَا لَا يَخْفَى عَلَى النَّبِيهِ، ثُمَّ ظَاهِرُ كَلَامِ الْفَقِيهِ أَنَّهُ لَوْ تُعُورِفَ فِي الدَّابَّةِ ذَلِكَ يَجُوزُ تَأَمَّلْ
وَالْحِيلَةُ أَنْ يَزِيدَ فِي الْأُجْرَةِ قَدْرَ الْعَلَفِ ثُمَّ يُوَكِّلُهُ رَبُّهَا بِصَرْفِهِ إلَيْهَا، وَلَوْ خَافَ أَنْ لَا يُصَدِّقَهُ فِيهِ فَالْحِيلَةُ أَنْ يُعَجِّلَهُ إلَى الْمَالِكِ ثُمَّ يَدْفَعَهُ إلَيْهِ الْمَالِكُ وَيَأْمُرَهُ بِالِاتِّفَاقِ فَيَصِيرَ أَمِينًا بَزَّازِيَّةٌ مُلَخَّصًا. (قَوْلُهُ وَمَرَمَّةُ الدَّارِ أَوْ مَغَارِمُهَا) قَالَ فِي الْبَحْرِ: وَفِي الْخُلَاصَةِ مَعْزِيَّا إلَى الْأَصْلِ: لَوْ اسْتَأْجَرَ دَارًا عَلَى أَنْ يَعْمُرَهَا وَيُعْطِيَ نَوَائِبَهَا تَفْسُدُ؛ لِأَنَّهُ شَرْطٌ مُخَالِفٌ لِمُقْتَضَى الْعَقْدِ اهـ
فَعُلِمَ بِهَذَا أَنَّ مَا يَقَعُ فِي زَمَانِنَا مِنْ إجَارَةِ أَرْضِ الْوَقْفِ بِأُجْرَةٍ مَعْلُومَةٍ عَلَى أَنَّ الْمَغَارِمَ وَكُلْفَةَ الْكَاشِفِ عَلَى الْمُسْتَأْجِرِ أَوْ عَلَى أَنَّ الْجَرْفَ عَلَى الْمُسْتَأْجِرِ فَاسِدٌ كَمَا لَا يَخْفَى اهـ
أَقُولُ: وَهُوَ الْوَاقِعُ فِي زَمَانِنَا، وَلَكِنْ تَارَةً يَكْتُبُ فِي الْحُجَّةِ بِصَرِيحِ الشَّرْطِ فَيَقُولُ الْكَاتِبُ: عَلَى أَنَّ مَا يَنُوبُ الْمَأْجُورَ مِنْ النَّوَائِبِ وَنَحْوِهَا كَالدَّكِّ وَكَرْيِ الْأَنْهَارِ عَلَى الْمُسْتَأْجِرِ، وَتَارَةً يَقُولُ وَتَوَافَقَا عَلَى أَنَّ مَا يَنُوبُ إلَخْ
وَالظَّاهِرُ أَنَّ الْكُلَّ مُفْسِدٌ؛ لِأَنَّهُ مَعْرُوفٌ بَيْنَهُمْ وَإِنْ لَمْ يُذْكَرْ، وَالْمَعْرُوفُ كَالْمَشْرُوطِ تَأَمَّلْ. (قَوْلُهُ أَوْ خَرَاجٍ) قِيلَ هَذَا خَرَاجُ الْمُقَاسَمَةِ؛ لِأَنَّهُ مَجْهُولٌ، أَمَّا خَرَاجُ الْوَظِيفَةِ فَجَائِزٌ، لَكِنَّ الْفَتْوَى عَلَى أَنَّهُ لَا يَجُوزُ مُطْلَقًا ح عَنْ الْمِنَحِ، وَجَعَلَا الْفَسَادَ فِي حَوَاشِي الْأَشْبَاهِ عَلَى قَوْلِ الْإِمَامِ؛ لِأَنَّ الْخَرَاجَ عَلَى الْمُؤَجِّرِ عِنْدَهُ ط
وَوَجْهُ الْمُفْتَى بِهِ أَنَّ خَرَاجَ الْوَظِيفَةِ قَدْ يَنْقُصُ إذَا لَمْ تُطِقْ الْأَرْضُ ذَلِكَ فَيَلْزَمُ الْجَهَالَةُ أَيْضًا
…(قَوْلُهُ بِأَنْ يُؤَجِّرَ نَصِيبًا مِنْ دَارِهِ) أَيْ وَيَجِبُ أَجْرُ الْمِثْلِ هُوَ الصَّحِيحُ…
Raddul Muhtār (Vol.6, pg.46-7, Dār Al-Fiqr)
…وَصَحَّحَهُ الْفَقِيهُ أَبُو اللَّيْثِ بِأَنَّهُ حَقٌّ مِنْ الْحُقُوقِ وَبَيْعُ الْحُقُوقِ بِانْفِرَادِهِ لَا يَجُوزُ. اهـ
Raddul Muhtār (Vol.5, pg.80, Dār Al-Fiqr)
وَكُلُّ عَقْدٍ بَعْدَ عَقْدٍ جُدِّدَا … فَأَبْطِلْ الثَّانِيَ لِأَنَّهُ سُدَى
Raddul Muhtār (Vol.4, pg.510, Dār Al-Fiqr)
[2]
https://aaoifi.com/ss-9-ijarah-and-ijarah-muntahia-bittamleek/?lang=en
وَتَنْعَقِدُ بِأَعَرْتُكَ هَذِهِ الدَّارَ شَهْرًا بِكَذَا) ؛ لِأَنَّ الْعَارِيَّةَ بِعِوَضٍ إجَارَةٌ بِخِلَافِ الْعَكْسِ (أَوْ وَهَبْتُكَ) أَوْ أَجَرْتُكَ (مَنَافِعَهَا) شَهْرًا بِكَذَا؛ أَفَادَ أَنَّ رُكْنَهَا الْإِيجَابُ وَالْقَبُولُ
وَشَرْطُهَا كَوْنُ الْأُجْرَةِ وَالْمَنْفَعَةِ مَعْلُومَتَيْنِ؛ لِأَنَّ جَهَالَتَهُمَا تُفْضِي إلَى الْمُنَازَعَةِ
وَحُكْمُهَا وُقُوعُ الْمِلْكِ فِي الْبَدَلَيْنِ سَاعَةً فَسَاعَةً وَهَلْ تَنْعَقِدُ بِالتَّعَاطِي؟ ظَاهِرُ الْخُلَاصَةِ نَعَمْ إنْ عُلِمَتْ الْمُدَّةُ
وَفِي الْبَزَّازِيَّةِ إنْ قَصُرَتْ نَعَمْ وَإِلَّا لَا (وَيُعْلَمُ النَّفْعُ بِبَيَانِ الْمُدَّةِ كَالسُّكْنَى وَالزِّرَاعَةِ مُدَّةَ كَذَا) أَيَّ مُدَّةٍ كَانَتْ وَإِنْ طَالَتْ وَلَوْ مُضَافَةً كَآجَرْتُكَهَا غَدًا وَلِلْمُؤَجِّرِ بَيْعُهَا الْيَوْمَ، وَتَبْطُلُ الْإِجَارَةُ بِهِ يُفْتَى خَانِيَّةٌ
Raddul Muhtār (Vol.6, pg.4-6, Dār Al-Fiqr)
… وَيَنْعَقِدُ بَيْعٌ مُعَلَّقٌ بِفِعْلِ قَلْبٍ كَإِنْ أَرَدْتَ فَقَالَ: أَرَدْتُ أَوْ إنْ أُعْجِبْتَ أَوْ وَافَقَكَ فَقَالَ: أَعْجَبَنِي أَوْ وَافَقَنِي، وَأَمَّا إنْ أَدَّيْتَ إلَيَّ الثَّمَنَ فَقَدْ بِعْتُكَ فَإِنْ أَدَّى فِي الْمَجْلِسِ صَحَّ، وَيَصِحُّ الْإِيجَابُ بِلَفْظِ الْهِبَةِ وَأَشْرَكْتُكَ فِيهِ وَأَدْخَلْتُكَ فِيهِ، وَيَنْعَقِدُ بِلَفْظِ الرَّدِّ بَحْرٌ عَنْ التَّتَارْخَانِيَّة. قُلْتُ: وَعِبَارَتُهَا وَلَوْ قَالَ: أَرُدُّ عَلَيْكَ هَذِهِ الْأَمَةَ بِخَمْسِينَ دِينَارًا وَقَبِلَ الْآخَرُ ثَبَتَ الْبَيْعُ. اهـ
Raddul Muhtār (Vol.4, pg.510, Dār Al-Fiqr)