Buying property in Turkey can be a valuable investment—but it carries risks if you don’t conduct proper title deed (tapu) checks. Whether you're a foreign individual, real estate investor, or purchasing remotely with a Power of Attorney, verifying the title deed is essential before signing any contract or transferring funds. At ER&GUN&ER, our English Speaking Turkish Lawyers provide full title deed due diligence for foreign buyers. This guide explains how to verify a title deed in Turkey legally, safely, and efficiently.
What Is a Tapu (Title Deed) in Turkey?
A Tapu is the official title deed document that shows legal ownership of real estate in Turkey. It is issued by the Land Registry Office (Tapu ve Kadastro Müdürlüğü) and contains essential information including the plot number, location, property type, shareholding details, and current owner's name.
Why Title Deed Verification Is Critical
- To confirm legal ownership and seller identity
- To detect mortgages, liens, or court injunctions
- To check zoning compliance and usage category (residential, commercial, agricultural)
- To prevent buying disputed, frozen, or fraudulent property
- To avoid scams by unauthorized agents or brokers
Basic Elements on a Turkish Title Deed
- Province, district, neighborhood
- Plot number (ada) and parcel (parsel)
- Owner's full name and ID number
- Type of property (apartment, land, office)
- Ownership share (full, joint, partial)
- Land Registry registration date
How to Check the Title Deed Before Purchase
Before transferring any money or signing a contract, you must confirm that the Tapu is:
- Legally registered and not a fake copy
- Free of encumbrances (mortgage, court order, lien)
- Owned fully by the seller (no hidden co-owners)
- Suitable for foreign ownership (not in restricted zones)
- Matches the actual property being viewed
Can I Check the Title Deed Remotely with a Lawyer?
Yes. Foreign buyers can appoint a Turkish lawyer through a notarized Power of Attorney (POA) to conduct full title deed verification without traveling to Turkey. Our legal team can:
- Visit the Land Registry Office
- Obtain original Tapu records and registry printouts
- Check all encumbrances, debt obligations, or annotation records
- Verify seller’s identity and ownership rights
- Provide a bilingual legal report with risk assessment
Special Risks for Foreign Buyers in Tapu Transactions
- Buying from someone who is not the legal owner
- Partial or shared title deed (hisseli tapu)—requires signatures of all co-owners
- Fake title deed copies shown by unlicensed brokers
- Ongoing inheritance or court case related to property
- Construction completed but Tapu still registered as land (arsa)
Military and Security Zone Restrictions
Foreigners are not allowed to purchase property in certain military zones, special security areas, or border regions. Our firm checks location data and requests clearance from the Ministry of Defense when required.
Case Examples from Our Practice
- 🇬🇧 British buyer almost bought land under inheritance dispute—prevented with title check
- 🇫🇷 French client bought a sea-view apartment where the Tapu was still registered as land—fixed with post-purchase reclassification
- 🇺🇸 U.S. investor discovered unregistered mortgage—seller removed lien before sale thanks to legal warning
Frequently Asked Questions (FAQs)
- Can I see the Tapu before paying a deposit? Yes. Demand a scanned copy and verify it with your lawyer before signing any contract.
- What if the Tapu is in another person’s name? Only the registered owner (or a POA holder) can legally sell. Third-party “middlemen” cannot transfer ownership.
- Can the Tapu be forged? Yes. Fake copies exist. Always confirm directly with the Land Registry.
- What is a ‘Kat İrtifakı’ or ‘Kat Mülkiyeti’? These show whether the property has full occupancy (iskan) and is eligible for title transfer. Ask your lawyer to explain the difference.
- How long does it take to verify a Tapu? 1–3 business days for full legal verification and registry reports.
- Do I need to go to the Tapu office in person? No. Your Turkish lawyer can act on your behalf via POA.
- Can I reserve a property before checking the Tapu? You can—but avoid non-refundable deposits until legal review is complete.
- What is the Tapu Harcı (title deed tax)? 4% of declared property value—split or fully paid depending on negotiation.
- Can I buy without a real estate agent? Yes. And many prefer to work directly with a lawyer to avoid commission and risk.
Conclusion: Your Investment Begins with Title Security
Property purchases in Turkey must begin with Tapu verification. Without legal control, you risk fraud, loss, or lengthy disputes. Our English Speaking Turkish Lawyers protect foreign buyers through in-depth title deed checks, zoning confirmation, POA-based representation, and transparent reporting. Contact the Best Lawyer in Turkey to make your investment secure and successful from the first step.