Title Deed Procedures and Legal Due Diligence in Türkiye: What to Know

Verifying a property's legal status before purchase matters everywhere in Türkiye, and it matters especially in Hatay's post-earthquake, rapidly changing market. In this article, we cover how to read a title deed record and the steps to follow when checking a property's legal status.

How to Read a Title Deed Record

A title deed record includes the owner's information, the property's block/parcel number, area, designation (land, residence, field, etc.) and any annotations or declarations attached to it. Confirming this information matches the current title deed exactly is the first and most basic step in the process.

Checking for Mortgages and Liens

A mortgage, lien or injunction annotation on the title deed record can block the transfer of the property or leave the buyer exposed to legal risk down the line. These annotations should be checked against a current title deed extract from the land registry; solutions like removing the annotation before sale or deducting it from the sale price can be considered.

Why the Occupancy Certificate Matters

The occupancy certificate (yapı kullanma izin belgesi) is the official document confirming a building was completed in line with its permit and approved project, and is eligible to be connected to utility services like electricity and water. A building without an occupancy certificate can face serious obstacles both in a future sale and in securing bank financing. This document matters especially for newly completed post-earthquake construction.

Additional Checks for Foreign Buyers

For foreign buyers, it's also necessary to verify separately whether the property falls within a military security zone and whether the reciprocity requirement is met. These checks go beyond a standard title search and require a separate confirmation process with the relevant military authorities and the land registry.

The Process, Step by Step

• Obtaining a current title deed extract from the land registry
• Getting the zoning status certificate from the relevant municipality
• Confirming the existence of the occupancy certificate
• Checking whether the property falls under urban transformation or expropriation status
• For foreign buyers, confirming military zone and reciprocity status

Condominium Ownership vs. Floor Easement

On a newly completed building, the title is first issued under floor-easement status, meaning the building isn't yet formally complete. Once the occupancy certificate is obtained, that easement converts to full condominium ownership, giving the unit a complete, definitive ownership right. Knowing which status a title carries when you buy matters for both banking transactions and a future sale.

Fees Paid at Title Transfer

As of 2026, a total title deed fee of 4% applies to a transfer, split evenly between buyer and seller (2% each). The fee is calculated on the value declared at the land registry; declaring a value below the actual sale price can create both a tax-audit risk and a valuation problem when using bank financing later.

Completing a Title Transfer by Power of Attorney

• The power of attorney should be notarized and explicitly cover title deed transactions
• If issued abroad, it should be certified by the relevant Turkish consulate
• Its scope should be clearly limited by duration and transaction type
• Whether the power of attorney will be revoked after the transaction should be planned upfront

The Military Clearance Process for Foreign Investors

In provinces close to the border, like Hatay, whether a parcel falls under a military security zone gets confirmed through a check the land registry runs with the relevant military authorities. That confirmation process can take a few days in some areas and longer in others, so it needs to be factored into the purchase timeline.

Digital Tools for Title Deed Checks

The TAKBİS system run by the General Directorate of Land Registry and Cadastre, along with e-Devlet queries, offers remote access to a property's basic title information. But these digital lookups don't fully replace an official, in-person review of the title deed record and its annotations; before a significant investment decision especially, it's worth obtaining a current, official title deed extract separately.

Extra Checks on Inherited Property

In the post-earthquake period, some properties may be split between multiple heirs through inheritance. When buying property like this, it's necessary to check whether all heirs have consented to the sale, whether the certificate of inheritance is current, and whether any share remains undistributed. A transaction completed with just one heir can be contested by the others later, so property like this calls for an inheritance check that goes beyond a standard title search.

The Risks of a Shared Title

Some properties are held under shared-title status, where multiple owners hold undivided co-ownership. Buying a single share in a property like this grants a right proportional to that share, not to the whole property, and decisions about shared use have to be made together with the other co-owners. Before buying into a shared title, knowing who the other co-owners are and what they intend to do with the property lets you anticipate disputes before they happen.

Electronic Lookups and the Appointment System

Land registry offices work on an appointment system to manage transaction volume; a title transaction requires booking an appointment in advance through e-Devlet or the relevant call center. For foreign buyers, this appointment needs to be planned around the sworn translator's and, if applicable, the power-of-attorney holder's availability. A wait of a few weeks can sometimes fall between the appointment date and the transaction's actual completion, so it's worth building that wait into your purchase timeline.

Conclusion

Fully verifying a property's legal status is the most critical safeguard step in an investment. Through our Title Deed Due Diligence service, we review and report on a property's complete legal history on your behalf before you buy.