The Title Deed Process in Sarıyer: A Step-by-Step Guide for Buyers and Sellers

Why You Need to Understand the Title Deed Process

Liking a home, agreeing on a price and shaking hands is only the first part of the journey. The moment ownership actually changes hands is the transfer of the tapu (title deed). Having guided buyers and sellers through this process in Sarıyer for years, the thing I see most often is that both parties arrive at the transaction day unaware of many of the details. Yet a single missing document can push the appointment back, and sometimes put real strain on the deal itself.

In this article I've laid out the title deed transfer step by step, from both the buyer's and the seller's perspective. My aim is to make sure you walk into the transaction day fully prepared.

1. The Agreement and Initial Preparation

Once the price is agreed, the first thing to do is examine the land registry record of the property being sold. Here's what to look for:

• Whether there are any mortgages, liens or annotations on the property

• Whether it holds kat mülkiyeti (condominium ownership) or kat irtifakı (construction servitude)

• Whether the block, parcel and independent unit details match the listing

• The status of the iskan (occupancy permit)

This review matters enormously if you want to avoid surprises later. In older buildings in particular, it's common to find that construction servitude was never converted into full condominium ownership.

2. Required Documents

Most of the preparation is spent gathering paperwork. Here's what is generally requested:

From the seller:

• Identity document

• Title deed or block-parcel information

• A current no-outstanding-debt letter for property tax from the municipality

• DASK (compulsory earthquake insurance) policy

From the buyer:

• Identity document

• One passport-size photograph

• Bank mortgage documents, if financing is being used

If the transaction is being handled through a proxy, you need a notarised power of attorney that specifically grants authority for the sale of real estate. General powers of attorney are not always accepted, so it's important to state the exact nature of the transaction at the notary.

If the buyer or seller has turned 65, a health report from a state hospital is required. For sales and powers of attorney executed at a notary, the report usually has to be dated the same day, so it's wise to plan the appointment date around the health report.

Another important point is property tax: the tax for the relevant year must have been paid on the property being sold. For properties acquired through inheritance, the transfer of inheritance must be completed and the documents showing that the tax file has been closed must be submitted to the land registry.

3. Applying Through Web Tapu

These days the process largely begins online. The seller creates the application through Web Tapu, the Land Registry's online system linked to e-Devlet, and invites the buyer into the transaction. The declared value is entered through the system and the fee is calculated.

There's one point I have to be straightforward about: the sale price should never be declared below its real value. It carries legal risk, and it can work against you later in terms of comparable values, taxation and any potential dispute.

4. Fees and Costs

A few cost items come up during the transfer:

• Title deed fee: Calculated on the sale price and legally split fifty-fifty between the parties.

• Revolving fund and service charge: A fixed amount, updated each year.

• DASK premium: If there's no valid policy, it needs to be renewed.

Fee rates and fixed charges change from time to time, so it's worth confirming the current figures before the transaction. Who covers these costs is part of the negotiation and should be settled from the outset.

5. The Appointment and Signing Day

Once the application is complete and the fees are paid, the land registry office sets an appointment date. On the day, the buyer and seller (or their proxies) attend the office. The officer verifies the identities of the parties, confirms the sale price and collects the signatures.

How payment will be made should be discussed well before signing. Many people prefer not to hand over money in front of the registry officer, instead securing it with a bank blocked cheque or a wire transfer made at the moment of signing. In mortgage-financed purchases, the bank makes the payment simultaneously with the registration of the deed.

A Few Notes Specific to Sarıyer

Sarıyer has enormous variety in terms of building age and construction status. Some of the older properties along the Bosphorus can come with occupancy permit issues, conservation area restrictions or proximity to forest boundaries. On the Bahçeköy and Uskumruköy side, the zoning status of land plots and detached houses needs to be checked separately.

That's why, especially with older buildings and land purchases, you should ask the municipality about the zoning status in addition to reviewing the land registry record. Every property has its own particular situation, and knowing the history of that specific parcel matters just as much as knowing the general rules.

Common Mistakes

• Leaving the property tax debt until the last minute

• Not noticing that the DASK policy has expired

• A power of attorney that lacks authority to sell

• Declaring a value well below the actual price

• Not clarifying the payment method before the transaction day

Every one of these can delay the appointment or create unnecessary tension between the parties. Preparing a checklist in advance makes the whole process far smoother.

If You'd Like to Work With an Advisor

The title deed process may look technical, but with the right preparation it's a stage that moves along without trouble. If you're thinking about buying or selling in Sarıyer, you can reach me, Müjgan Şimşek, through the site so we can plan the process together from start to finish.