The Procedure

The following is the process that should be followed when buying property in Turkey. Please keep in mind that the fees quoted are approximate and subject to change.

1.Once the buyer has decided to purchase a property, he/she should take a copy of the title deed and go to the Land Registry Office (Tapu), The office has a variety of maps of all the areas so check the deed according to the map to see the parcel number corresponds to the map.İt should show an outline of the building  The parcel number must correspond to the map. The parcel should show an outline of the building which the buyer is going to purchase. If there is no building shown on the land,you will need to go to the city hall and check if it is possible to get a certificate of occupancy.İf it‘s not available, it may be the case that the owner has not bothered to get permission or that there are some legal limitations regarding the land or building.

2.If everything is in order at the Land Registry Office and both parties agree on the price and conditions a deposit is then decided upon (usually 10%). However if the price of the property has been reduced the seller may ask for a higher deposit or full payment. Foreigners are often asked to pay a deposit as the seller has to wait apprx.for 6 months while foreign buyer‘s background isbeing checked and necessary permits are eing taken.İf the property has been sold to a Turkish citizen,this process should take no more than a couple of days.Allcontracts(protocol) are drawn up and signed at the real estate agency office.

3.There‘s a fee of compulsory earthquake insurance variable to the size of the house. Cost:  TBA (This varies from Belediye).

4.The Land Registry office will provide a document showing the details of the property which will be sent to the military authorities along with your other documents. Cost: TBA (This varies from Belediye).

5.Noterally certified copy of the buyer‘s passport,2 passport size photographs,a copy of the earthquake insurance and the document from the Lands Registry office is then sent to the relevant authority where it will be checked if the buyer is qualified to purchase property in Turkey.İt will also be checked if the property is near a military zone or not.The reciprocity principle must apply to both countries.İn other words,if a Turkish citizen has the right to own an estate in the buyer‘s country,the same right should apply in Turkey.As of July 2003,foreigners are able to buy areas which is not in the boundaries of the city hall.

6.While waiting for the permission,it‘s a good idea for the buyer to open a bank account in a Turkish bank for transfering funds for the property.To do this,the buyer should first go to the tax department and get him/herself a tax number.

7.The foreign buyer will be informed about the permit either by the agent or the lawyer.At this stage the buyer should inform the agent about the date he/she will be in Bodrum to transfer the deed titile to the buyer‘s name.The buyer should remind his/her lawyer to check if there are any outstandingbills to be paid on the property which is under owner‘s liability.The funds must be transferred into the country to a Turkish bank account at least a week before the buyer takes the deed titilew under his/her name.The main purpose of the transaction should be specifically identified E.g ‘Transfer purpose for the purchase of land in Torba,title need #3546.‘İt isstrictly advised to keep all receipts for the proof of the original purchase.

8.After the transaction,the buyer should go to the city hall where he/she will receive a document that shows the price of the property.The buyer will notice that the price paid for the house and the price given by the city hall is different.This is done in order to reduce the tax paid to the government.The fees at the registry office will be 3%.A lot of foreigners don‘t feel comfortable with this as if it is something illegal.However,this is common practice in Turkey.İt is totally up to the buyer whether thay want to put a lower amount on the deeds or not.

9.After the buyer is done with the city hall,the title will be transferred to his/her name at the register office..An interpreter arranged by the register office will be present during the process.The fee which is charged at the register office is around %3 of the price that is written on the title,including the interpreter,s fee.The buyer goes to the register office in the morning.After the fees are paid and the necessary paperwork is done,an appointment is given in the afternoon for the title transferred to his/her name.Final payment usuallt takes place after the deed title has been transferred but agaian,this totally depends on ther agreement between the buyer and the seller.

10. After the purchase of the property,the new owner should transfer the electricity($60),water($45),and phone($15) bills under his/her name.

11.Finally,the new owner should register with the local authority(mukhtar).The real estate fee is excluded from the payment of the fees explained above.The agent is usually involved in steps 2,3,4,5,6,7,and 8.