Buying a home or commercial unit in Turkey is not only a title transfer; it is a choreography of technical and legal desks that must move in step: Energy Performance Certificate (EKB/EPC), seismic code and occupancy (iskan), compulsory earthquake insurance (DASK), and post-closing activation of electricity, water and gas. Each item leaves a documentary footprint that banks, insurers, appraisers and utilities can cross-check, which is why a closing checklist that starts weeks earlier prevents last-minute refusals. Where a developer promises delivery without clarifying iskan or EKB status, or a seller rushes handover without reading meters and policy numbers, buyers inherit risk that is expensive to unwind. Because forms, portals and deposit mechanics are revised over time and differ by agency, practice may vary by municipality/utility/bank and year; a principle-driven, evidence-first flow is safer than memorizing last season’s rules. International buyers should also align translations and any powers of attorney before appointments so identity tokens, addresses and documents match across desks; for file hygiene and sequencing, compare your plan with legal translation services and power of attorney for property. Coordinating these moving parts with a methodical English speaking lawyer in Turkey keeps the process legible to each counterparty and reduces the risk that a single gap derails the entire closing.
Why Energy, Seismic and Utilities Align at Closing (Risk & Timing)
Energy, seismic and utilities converge because they tell different versions of the same story: is the asset lawful to occupy, safe to use and operational on day one. An EKB summarizes building energy characteristics for lenders and buyers; seismic/iskan records show whether construction matched the permitted project and whether the municipality accepted the asset into lawful occupancy; utilities test whether the operational life of the building is genuinely available to the buyer. When these streams are misaligned—an EKB exists but iskan is unclear, or utilities are active under the seller yet arrears and meter identities are unknown—buyers face a tug-of-war at counters and call centers that may outlast the enthusiasm of moving day.
Timing mistakes multiply harm. If DASK is purchased late or with name/address errors, utility activation stalls; if a buyer wires funds without confirming iskan status or reading meters jointly, escrow releases before evidence is complete; if translations are inconsistent, desks re-book appointments. Buyers should map a calendar that begins at offer acceptance: request EKB and iskan proofs, schedule joint meter reads, prepare DASK with correct identifiers, and pre-draft utility applications with accurate addresses as they appear on the deed (TAPU). Because municipal extracts, distribution-company templates and bank confirmation styles differ, practice may vary by municipality/utility/bank and year; the checklist must be updated, not copied.
Risk management is relational as much as legal. Developers, building managers and sellers who understand that your closing sequence will be evidence-driven are more likely to produce correct documents on time. Introducing your approach early—“we will release escrow when the registry shows X, DASK is issued to Y, and utility readings are signed by both parties”—reduces friction. Evidence-first dialogue is the work style associated with a steady law firm in Istanbul and becomes a practical shield when a delivery promise collides with a desk reality. If disputes arise, contemporaneous records of what was requested, received and verified will do more than any argument in hindsight.
Energy Performance Certificate (EKB): What It Is and Why Buyers Need It
An Energy Performance Certificate in Turkey (Enerji Kimlik Belgesi—EKB) captures the building’s energy characteristics, envelope, systems and expected consumption profile. Although the format and thresholds evolve through technical regulations, its legal function is consistent: it is a documentary signal to lenders, notaries, appraisers and buyers that energy performance has been assessed according to current rules. Where portfolios include mixed-age assets, EKB availability and class can vary; a lower class does not necessarily block a sale but should inform operational expectations and renovation planning. Because templates and submission gateways change, practice may vary by municipality/utility/bank and year, and a buyer should obtain a live copy rather than relying on marketing summaries.
The EKB fits into financing, insurance and appraisals. Banks and appraisers may request a valid certificate as part of loan or valuation files; insurers may look to the document as part of their risk profiling. For buyers, an EKB supports realistic budgeting for heating/cooling upgrades, window replacements or system balancing, and it helps reconcile what the developer promised with what was delivered. If the seller provides an outdated or mismatched certificate, insist on a corrected version before escrow milestones are crossed. Cross-reference your technical diligence with real estate due diligence to ensure the EKB’s identifiers align with the building and unit you are actually buying.
Obtaining or verifying an EKB is a paperwork exercise—if done early—and a crisis if left to closing week. Ask for the PDF with its identifying code and the issuing entity’s details; check that the address string, block/parcel and the independent section match the deed or the delivery protocol. If you plan renovations that affect envelope or systems, plan to refresh the EKB after completion so utility providers and lenders see consistent data. International buyers often ask a cautious lawyer in Turkey to ensure that EKB references are embedded in escrow schedules and notarial minutes, a habit shared by experienced Turkish lawyers who prefer documents to be self-checking rather than aspirational.
Seismic Code & Occupancy (İskan): Permits, Delivery and Compliance Signals
Seismic compliance in Turkey is expressed through a chain of documents: construction permit, project approvals, completion records and, for eligible projects, the occupancy permit (iskan). The iskan is not a decoration—it is the municipality’s statement that the asset, as built, matches the authorized project sufficiently to allow lawful occupancy. In legacy buildings or special cases, documentation may be partial, and practice may vary by municipality and year; the buyer’s duty is to understand what exists, what is pending and how that affects immediate use and future financing or insurance. A developer handover without clarity on iskan should prompt questions before—not after—payment releases.
Compliance signals are practical. A building manager who can produce iskan, fire safety records and elevator reports quickly is a different risk profile from an association that cannot locate basics. An appraisal that discusses seismic code versioning and structural elements is more credible than one that recites market analogies alone. Where documents show gaps, engage a qualified engineer to advise whether a retrofit would be proportionate or whether defects are documentation-only. For a policy-level view of strengthening options and urban renewal contexts, see urban transformation and retrofitting, which helps buyers separate rumor from procedure.
Delivery documentation ties law to life. Handover minutes with photos, keys and utility identifiers reduce disputes about condition and activation; where the seller claims “iskan is imminent,” escrow should be conditioned on objective deliverables rather than promises. Align municipality extracts with the deed’s identifiers and the EKB’s data to build a coherent file. A results-focused Turkish Law Firm will insist that the developer or seller provide copies in a format you can archive, and that dates and signatures line up; these are the small disciplines that avoid large arguments when lenders or insurers run their own checks.
DASK: The Mandatory Earthquake Policy That Unlocks Utilities
DASK (compulsory earthquake insurance) is a legal requirement and, in practice, the key that opens many operational doors: utilities often request a live policy with correct address and owner data before activation, and banks expect it for mortgage files and collateral maintenance. Coverage parameters, forms and payment channels are adjusted over time, so practice may vary by bank/utility and year; what does not change is the need for accurate identity and address strings that mirror the deed and the municipality’s records. Buyers should not inherit a seller’s outdated policy; instead, arrange for a new policy or a policy update that matches the buyer’s title once transfer occurs.
Prepare DASK like an identity document: copy the deed’s address exactly, verify block/parcel and independent section numbers, and ensure the policyholder name matches what will appear at the registry. If you are closing through escrow, include “policy issued/updated to buyer name with correct identifiers” as a release condition. For an overview of timing and practical expectations, see our explainer on compulsory earthquake insurance, which also clarifies the difference between mandatory minimums and additional property insurance a lender may request. Utility counters are procedural: a missing digit in the address can cause a refusal until corrected.
DASK interacts with activation and risk appetite. Utility providers want to see that earthquake risk is acknowledged and minimally insured; lenders and appraisers want to know that the building sits within lawful and insurable parameters. A buyer who treats DASK as a closing day errand invites avoidable delays; by contrast, a buyer who prepares an accurate policy ahead of time and carries it into closing signals competence and reduces friction at counters. When represented by a steady Istanbul Law Firm, international buyers often integrate DASK issuance with EKB verification and iskan checks so that the file looks coherent to every desk that touches it.
Pre-Closing Checklist: Documents to Obtain and Verify (Practice May Vary)
A defensible closing starts with papers you can show to a bank officer, a utility clerk and an auditor without explanation. Request the Energy Performance Certificate (EKB/EPC) in live PDF with identifiers, a municipality extract that tracks construction permit and occupancy (iskan) status, and building manager letters that confirm common-area functionality (elevators, fire systems) and absence of undisclosed arrears allocated to the unit. Align these with a fresh land registry extract and a seller representation that there are no undisclosed attachments or usage restrictions; then compare against a structured real estate due diligence file so “marketing facts” do not outrun the registry. Where forms and extract styles differ, remember that practice may vary by municipality/utility/bank and year; ask for the latest versions rather than templates from prior transactions reviewed by a different desk.
Technical proofs should be embedded early. If seismic compliance or as-built drawings are incomplete, instruct a qualified engineer to produce a short pre-closing memo with photos and clear language about structural elements, visible defects and retrofit recommendations. Match addresses across all documents—deed (TAPU), EKB, iskan, appraisal and DASK—because a single stray character delays counters. When a developer promises post-closing documents, translate promises into escrow conditions with named deliverables and dates; see how release steps are structured in escrow accounts Turkey real estate. A disciplined schedule run by a detail-oriented law firm in Istanbul reduces Saturday surprises at the registry and Monday rejections at utilities.
Identity and language hygiene underpin everything. Prepare sworn translations for foreign IDs, marriage certificates (if names differ), and corporate buyer registry documents; desk acceptance varies and practice may vary by municipality/utility/bank and year. Store all files in a single index: permit/iskan, EKB, appraisal, DASK, seller arrears/clearance, meter identifiers, HOA contact details. If you will sign from abroad or travel near the date, narrow your mandate and legalization chain in advance—apostille or consular, then translation—using the workflow in legal translation services and power of attorney property Turkey. A pre-briefed English speaking lawyer in Turkey will test the file against what counters actually ask, not what brochures say.
Closing Day Controls: Name-Matching, Policy Numbers, and Final Meter Reads
Closing day is an execution exercise. Before the notary or registry appointment, print a one-page checklist that lists the exact spelling and order of buyer/seller names as they will appear on the deed, the DASK policy number, the EKB identifier, iskan reference (if applicable), and all meter serials for electricity, water and gas. Conduct a joint walk-through to read meters, record serial numbers and photograph displays; prepare a short bilingual minute that both parties sign. Do not rely on “the building manager will note it later”—activation desks want contemporaneous records. Because utility and registry forms differ by city and year, practice may vary by municipality/utility/bank and year; the signed minute becomes the neutral fact that travels across desks.
Document cash flows precisely. If any arrears are paid at closing (HOA, utilities, municipal fees), obtain stamped receipts or e-receipts and file them with the checklist. If escrow is used, align release to evidence, not to the clock: release A upon successful title transfer and signing of the meter-read minute; release B upon issuance of a DASK policy that matches the buyer’s deed; release C upon submission of utility activation applications with correct identifiers. This “money follows paper” habit—standard among careful Turkish lawyers—prevents tactical pressure to “release now, fix later.” It is also the sequencing discipline that a pragmatic lawyer in Turkey enforces when counter staff ask for a missing number.
Post-appointment hygiene avoids buyer’s remorse. Immediately after the registry issues the deed, verify that the address string on DASK and intended utility applications still matches the deed exactly; if the notary/registry corrected a transliteration, replicate it everywhere. Re-run name checks across all documents and ensure banking rails are ready for deposits and fees. If you are abroad, your representative should carry a scanned “closing pack” to each counter. International buyers often route this choreography through a seasoned Istanbul Law Firm so that the same identifiers echo through registry, insurer and utility portals during the same 48 hours, reducing rework.
Post-Closing Utility Activation: Electricity, Water and Gas—Sequencing & Deposits
Activation moves fastest when you sequence utilities around the most dependency-heavy counter. Electricity often requires the most precise identity and DASK alignment, followed by water and gas; your local provider order may differ and practice may vary by municipality/utility/bank and year. Build each file around the same core: deed copy with exact address, DASK certificate in buyer’s name, ID or corporate registry documentation with sworn translations as needed, and the meter-read minute. If new meters or smart devices are required, schedule installation early and diary a second visit for verification; unanswered doorbells are the most avoidable source of delay.
Deposits and fee mechanics are procedural rather than negotiable. Providers may ask for deposits tied to the customer profile and meter type; do not quote or rely on any fixed amounts because practice may vary by municipality/utility/bank and year. Pay through bank rails and keep receipts, then archive the provider contract or e-contract alongside the activation approval email or SMS. If the seller’s account shows credit or deposits to be returned, agree in writing how those will be settled between you and the seller; avoid offset games after escrow releases. Where a prior owner left arrears, present your deed date and meter-read minute to avoid historical charges migrating into your account.
Address common friction with preparedness. If a provider requests an updated translation, produce it; if a clerk hesitates over a foreign address format, carry a bilingual address sheet that mirrors the deed. Where providers add data-privacy acknowledgments, sign and file them; they protect both sides and support portal access later. If you intend to manage utilities through a representative, ensure the mandate is acceptable to that provider and includes portal permissions. A compliance-minded Turkish Law Firm will template these packages so every property in your portfolio activates with the same cadence, regardless of city.
Retrofitting & Safety: When Strengthening Is Preferable to Rebuild
Not every building with legacy documentation is a write-off; many benefit more from targeted strengthening (retrofit) than from demolition and rebuild. A credible retrofit decision starts with an engineer’s report that references the applicable code version at construction and at inspection, identifies primary structural elements and non-structural hazards, and sets out proportionate interventions. Buyers should view retrofit planning as risk management, not as a developer’s marketing pitch. Where legal pathways intersect with urban renewal regimes, consult general orientation under urban transformation and retrofitting to understand consent thresholds and administrative steps; practice may vary by municipality and year.
Retrofit evidence belongs in the closing pack. If the seller claims recent strengthening, ask for engineer stamps, before/after photos, permits and acceptance records; then test whether these align with EKB and iskan references. If works will occur post-closing, integrate milestones and proofs into the escrow plan and building-manager minutes: contractor appointment, scope, progress photos, and final acceptance. Lenders and insurers will reward clarity: a file with structured retrofit documentation is easier to finance and insure than a property with lore but no paper.
Safety is operational as well as structural. Change locks or re-code systems immediately after transfer; verify fire extinguishers and smoke detectors; schedule elevator inspection if due. For gas-connected properties, ask the provider or a licensed contractor to confirm tightness and ventilation before occupancy. These steps are not embellishments; they reduce early-life incidents that sour ownership experiences. Buyers who prefer a steady hand often appoint a project manager within a reputable Istanbul Law Firm to convert the engineer’s recommendations into dated tasks and to keep receipts and photos in the same archive that houses title, EKB and DASK.
Appraisals & Technical Due Diligence: What Good Reports Must Show
Appraisals should read like forensic narratives rather than price guesses. A competent report states building age, code regime at time of construction, observed condition of the envelope and shared systems, and any visible divergence from the approved project. It cross-references municipal records, iskan status and association disclosures, and it identifies red flags that a buyer can address before transfer: water ingress, facade maintenance, MEP system age. Compare report findings against your title deed check Turkey outputs and the EKB; documents must tell one coherent story or you will carry contradictions into utilities and insurers.
Technical due diligence is not padding; it is time saved later. Engage an engineer to produce a short, photo-rich memo on seismic elements, stairs and egress, fire safety features, and any immediate hazards. Where a developer promises future works, insist that the appraisal discuss them explicitly with realistic windows. If the report glosses over structural context, request an addendum. As lender templates and appraiser methodologies evolve, practice may vary by municipality/utility/bank and year; be explicit in your instructions so the report covers what your counters will ask.
Sequence the appraisal within the transaction’s risk calendar. Order it early enough to influence contract schedules and escrow conditions, yet late enough that site conditions match what you will actually receive. File the report behind the EKB and iskan in your archive so every technical question at counters can be answered by a single, consistent packet. International buyers leaning on a seasoned lawyer in Turkey or a results-focused law firm in Istanbul will find that utilities, banks and insurers move faster when the technical dossier anticipates their questions instead of reacting to them.
Data & Privacy (KVKK): IDs, Utility Portals and Third-Party Access
Utility activation and building management onboarding require personal data: IDs, tax numbers, contact details and sometimes access logs. Under Turkish data protection law (KVKK), controllers must process data lawfully and proportionately; buyers should receive or prepare short privacy notices that state purposes (activation, billing, security), legal bases, retention and data subject rights. Providers may add their own notices and require acceptance inside portals. Accept and file them; they frame your later rights to access and correction. Where portal consent screens and identity verification methods change, practice may vary by municipality/utility/bank and year; take screenshots for your record.
Third-party access should be rule-based, not ad hoc. If a representative, contractor or property manager will interact with portals, define the mandate in writing and share only the minimum data necessary. Rotate passwords after contractors finish; use separate contact emails for providers to segregate traffic. For bilingual accuracy in privacy communications, leverage workflow in legal translation services; name consistency across languages prevents desk scepticism. This calm privacy posture—standard among experienced Turkish lawyers—reduces confusion when multiple people touch the same file in the first 30 days.
Data integrity reduces service friction. Keep the deed address string as your master, mirror it in DASK, EKB, bank records and provider contracts, and avoid informal “marketing names” for buildings in applications. If a provider mismatches address or name, request correction in writing and keep the acknowledgment. Aligning records is the sort of quiet work that a meticulous Turkish Law Firm and a hands-on English speaking lawyer in Turkey handle in the background so that activation and billing proceed without cross-ticket chatter.
Translations & POA: Bilingual Files, Apostilles and Notarial Hygiene
Most activation delays for foreign buyers are language and mandate problems, not policy disagreements. Prepare sworn translations of IDs and corporate records, confirm apostille or consular legalization where required, and stack documents in the order counters prefer: deed, DASK, EKB, ID/registry, translation, POA. The POA should be narrow—property identification, utility activation, DASK issuance/updates—and time-bounded. Because acceptance styles and notarization preferences evolve, practice may vary by municipality/utility/bank and year; test your draft with the specific provider if possible before the closing week.
Notarial hygiene wins arguments you never have to make. Ensure names and diacritics match exactly across all documents; even small differences can cause portals to reject uploads. Attach bilingual annexes to contracts and minutes that summarize the purpose and identifiers of each document, so a clerk scanning quickly can see that everything ties together. Use the sequencing guidance in legal translation services for translations and in power of attorney property Turkey for mandates. This is the steady, process-first posture that a reputable Istanbul Law Firm brings to closings involving multiple counters.
When buyers are truly remote, design a “no-drama” remote pack: courier originals and legalized copies together, provide a cover letter listing each document with purpose and identifier, and include a WhatsApp/phone escalation contact for real-time clarifications. That pack should travel from registry to insurer to utilities without edits. Coordinated by a methodical lawyer in Turkey—the kind of diligence associated with the best lawyer in Turkey mindset—this approach cuts through clerical variability and keeps momentum from transfer to first bill cycle.
Escrow & Evidence: Release Conditions and a Clean Audit Trail
Escrow is the most reliable tool for converting promises into verifiable steps: money moves only when the paper proves that technical and legal conditions are in place. In a closing built around energy performance certificate Turkey documents, seismic/iskan proofs and DASK, draft releases that reference objective identifiers—EKB code, municipality file numbers, DASK policy number, and the bilingual meter-read minute with serials and photos. Tie each tranche to a deliverable rather than to a date: release one at successful transfer, release two upon DASK issuance in the buyer’s name with the deed address string, release three when utility applications are filed with matching identifiers. For mechanics and templates, align with the sequencing principles explained in escrow accounts Turkey real estate; “money follows paper” is the habit that prevents most post-closing disputes.
The audit trail begins before funds move. Pre-assemble a closing folder that mirrors the checks each counter will perform: deed and registry extract; EKB/EPC PDFs; iskan or municipal status extract; appraisal pages that discuss code regime and visible structure; DASK policy; HOA letters; meter photos and serial logs; activation contracts and deposit receipts. Keep every file named with date–issuer–identifier so a clerk can scan the list and find the proof in seconds. When language mismatches exist, staple sworn translations to the originals and keep the translator’s seal legible; the clarity you create here is the same clarity a lender, insurer or utility will require later. This is the disciplined posture a careful lawyer in Turkey adopts across transactions so that execution reads like a checklist, not a debate.
Escrow also protects against “partial truth” scenarios. If a seller promises iskan “within days,” convert that promise into a condition framed by documents acceptable to the municipality. If a developer asserts that an EKB exists but cannot produce the latest PDF, hold the tranche until the file arrives and the identifiers match the deed. Where a bank requires proof that utilities will be operational at handover, add activation submission receipts as a release trigger. Buyers who manage this choreography through a methodical law firm in Istanbul keep narratives and numbers aligned; the same applies when coordination is led by an experienced English speaking lawyer in Turkey or a team of seasoned Turkish lawyers accustomed to cross-checking technical with legal proofs.
Municipality & Provider Differences: Reading Local Practice the Right Way
Closing frameworks are national, but desks are local. Municipal record formats, utility portal fields and even preferred translation layouts vary by district and provider, which means yesterday’s anecdote from one city may not survive today’s counter in another. Treat variability as a design constraint: use the deed’s exact address string and block/parcel, ask your provider which file types and photo angles they accept for meter submissions, and confirm whether a fresh iskan extract is needed even when you hold an older copy. Because counters revise checklists without fanfare, practice may vary by municipality/utility/bank and year; build one buffer day in your calendar for corrections without jeopardizing move-in.
Local teams reduce noise. A building manager who knows where the fire-safety and elevator inspection folders live, and a provider clerk who recognizes your document order, can shrink hours of uncertainty into minutes of stamping. Where a file meets resistance, escalate calmly with the identifiers that matter—meter serials, policy and file numbers—rather than with generalities. Buyers represented by a steady Turkish Law Firm tend to experience fewer “please come back tomorrow” moments because the package is tailored to the counter’s habits while staying faithful to law. If you lack local context, ask for a one-page synopsis from counsel that lists the exact desk expectations for that week and district.
Read “exceptions” carefully. A clerk’s comment that “we sometimes ask for X” may reflect a legitimate data integrity step rather than a new rule, or it may be a misunderstanding fixed by showing the correct identifier in the correct place. Keep a short log of what each desk requested and how you satisfied it; the log becomes a template for your next activation and a record you can show a supervisor if a request deviates from guidance. The measured, paper-first approach commonly used by a reputable Istanbul Law Firm and the methodical style associated with the best lawyer in Turkey turn local variation from a surprise into a checklist item you already planned for.
FAQ (Frequently Asked Questions)
Is an Energy Performance Certificate (EKB/EPC) mandatory for title transfer? The EKB is a regulatory document tied to building energy characterization and is frequently requested in financing and diligence; practices around presentation at closing vary by municipality and lender, and practice may vary by municipality/utility/bank and year. Even where not checked at the registry desk, counterparties later (bank, insurer, utilities) may ask, so obtain the current PDF with matching identifiers.
Do utilities refuse activation without DASK? Utility counters commonly require a live DASK policy in the buyer’s name with the exact deed address before activation; formats and portals evolve, so practice may vary by municipality/utility/bank and year. Prepare DASK before closing to avoid a dead day between transfer and activation.
What is iskan and why does it matter? Iskan (occupancy permit) is the municipality’s acknowledgment that the as-built structure meets the authorized project sufficiently for lawful occupancy. Its presence—or absence—affects insurers, lenders and sometimes utilities. If documentation is partial, analyze risk and, where needed, plan retrofit or documentary cure before escrow releases.
Can I activate utilities through a representative (POA)? Yes, provided the provider accepts representation and the POA is properly legalized and translated. Scope should name the property and list activation tasks; acceptance details change by provider, so practice may vary by municipality/utility/bank and year. See power of attorney property Turkey for drafting hygiene.
How are deposits handled for electricity, water and gas? Providers set deposit logic by profile and meter type; avoid quoting fixed amounts because practice may vary by municipality/utility/bank and year. Pay by bank and keep receipts; where a seller’s earlier deposit is to be returned, document the settlement path separately from activation.
Do I need new meters or can I transfer existing ones? Many providers allow subscriber change on existing meters if arrears are cleared and identifiers match; replacement may be requested for technical or safety reasons. Schedule site visits early and diarize a second window in case access or photo proof needs repeating.
What if the EKB class is low—should I walk away? A low class signals higher expected energy use, not inherently unlawful status. Use it to price upgrades (insulation, glazing, HVAC) and to inform lender/insurer conversations; compare with appraisal and iskan documents. If the building envelope allows efficient upgrades, negotiate timing and escrow releases around deliverables.
How do I check seismic compliance without being an engineer? Read the appraisal for code regime discussion and request a short engineer memo with photos and plain-language observations. Cross-reference with municipal records and occupancy status; if gaps remain, escrow milestones should reflect documentary or retrofit steps before full release.
Can providers require extra translations beyond the registry? Yes. Utilities and municipalities may have their own translation preferences and identity-proof formats; practice may vary by municipality/utility/bank and year. Prepare sworn translations of IDs and corporate records up front to avoid repeat visits; see legal translation services.
How long does activation take after closing? Same-day activation is possible where files are clean and access is available; delays arise from mismatched addresses, missing DASK, or unattended site visits. Build a realistic buffer and sequence electricity first if your district favors that order; timings vary by provider and year.
What if the seller owes utility or HOA arrears? Reconcile at closing with receipts; have escrow release conditioned on stamped clearance letters and a joint meter-read minute. If arrears surface post-closing, present the deed date and your minute to block historical charges from migrating to your account.
Should I insist on escrow for a cash purchase? Yes, especially where EKB, iskan or activation proofs are pending. Escrow anchors release to documents rather than promises and produces a clean audit trail that lenders and insurers recognize; see escrow accounts Turkey real estate for sequencing.
Do I really need a lawyer if the agent says the file is fine? Agents manage commerce; counsel manages evidence and legal risk. An experienced lawyer in Turkey aligns technical, municipal and utility proofs; a seasoned law firm in Istanbul keeps schedules and identifiers consistent across desks. International clients often prefer a responsive English speaking lawyer in Turkey and a coordinated team of Turkish lawyers to avoid avoidable resets.