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Central Bank of UAE rules cap early-settlement fees at 1% of outstanding balance or AED 10,000 (whichever is lower) for residential mortgages. The 1.5% quote is above cap and you should challenge it formally. 'Transfer admin' fees are not separately permitted — only the CBUAE-prescribed early-settlement fee applies. Send Mashreq a written request to confirm fees within CBUAE caps; if they refuse, file a complaint with the CBUAE Consumer Protection Department and proceed with the ENBD switch in parallel. CBUAE typically rules in the customer's favour within 30 days.

Standard timeline: (1) 60-90 days late: collection agency calls, possible travel ban filed; (2) 120+ days: civil claim at Dubai Courts; (3) judgment in 4-6 months, often default if uncontested; (4) execution including bank-account attachment, salary attachment (up to 25% of net salary), and potential criminal complaint if any cheques were submitted as security. Federal Decree-Law 51 of 2023 (insolvency for individuals) is now active and offers a court-supervised debt restructuring with creditor moratorium — your AED 240k is well within the threshold for it. Engage counsel to file for protection before the criminal-complaint stage.

Yes, the bank can move against personally-held assets including freehold property once they obtain judgment on the guarantee. Process: (1) bank files claim against company + guarantor jointly; (2) judgment includes execution against the guarantor; (3) Dubai Land Department attaches the title following execution order. Defences: invalid execution of the guarantee (lack of independent advice, signature under duress), bank's failure to mitigate by enforcing collateral first, or company-level objections to the underlying debt. Pre-litigation restructuring with the bank is dramatically cheaper than enforcement — engage now before judgment is entered.