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Old 27th July 2018, 11:39   #1 (permalink)
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Question Process for selling property in Turkey

Hi there

We bought our house from a developer so didn't go through the normal process. Now my work means we may have to sell. We've owned the house for 10+ years. Can anyone explain in simple terms what the steps are to actually sell the house?

I've heard stories about needing to get appointments at the Tapu office but you don't choose when they happen, and putting one value on the deed that you get paid through the Tapu office and then getting the difference from the true price at a bank in cash. It's all very confusing.

How long does it take, and how do you plan to know we have a deal in place with someone now (with a deposit to show commitment?) and it's all going to complete on date X to give us time to actually pack our stuff and get out? Or am I just being too English in my expectations of how this works?

Thanks in advance

Mike
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Old 27th July 2018, 11:49   #2 (permalink)
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Re: Process for selling in Turkey

Others should be able to give more detail but one uk couple advertised for sale in Sterling (up to buyer to convert), they had to make an appointment at Tapu office with translator (required) The Tapu office witnessed the transfer to the new owners and then the sellers got a carrier bag of money to take to the bank.
Sale was done in a day (to Turks)

Property will be checked for debts, Habitation certs etc.
They didn't use a solicitor, most don't.
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Old 27th July 2018, 12:13   #3 (permalink)
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Re: Process for selling in Turkey

Mike before I answer your query it will be necessary for you to clarify a few points, for instance is there an iskan in place for the property, is the tapu in your name and lastly has the developer placed a covernent of any kind on the property? As far as moving out is concerned you have a legal right to take 45 days over it.
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Old 27th July 2018, 12:17   #4 (permalink)
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Re: Process for selling in Turkey

An interesting thread as we may be buying, so good to hear of peoples experience. I'm afraid I can't contribute to the thread as we have neither bought or sold in Turkey. xx
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Old 27th July 2018, 12:31   #5 (permalink)
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Re: Process for selling in Turkey

Safest way is in Tapu office .They won't sign Tapu over till you have checked money is in your account .
That's if you don't want cash and a armed guard to the bank .lol
Lucky for us Ortakent tapu office is close to the bank .
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Old 27th July 2018, 12:40   #6 (permalink)
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Re: Process for selling in Turkey

Thanks all.

Tapu is kat multi i.e. has habitation certificate,and we have the Iskan. There are no covenants in place.

When you say we have 45 days, what does that actually mean in terms of step by step what happens?
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Old 27th July 2018, 12:58   #7 (permalink)
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Re: Process for selling in Turkey

You set the conditions for the sale, my friends made it part of the sale that they could stay in the property for the duration of their 2 weeks hols, the sale was at the start of the 2 weeks.
If you need longer make it a condition.
Also detail what you will and wont pay ie
Pay your own taxes only they pay their share.
water and elec paid up to date
Council tax paid up to date
Maintenance fees up to date you leave, etc etc Put it in writing although in theory I think it should be notorised to be legal but I doubt many bother.
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Old 27th July 2018, 13:11   #8 (permalink)
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Re: Process for selling in Turkey

The 45 days has to be agreed between you and the buyer, should he say he is pulling out of the deal you have to consider your options and maybe agree to vacate sooner. As in most cases in Turkey their rules and laws are interpreted differently in different areas. If you need a moving out period for any reason go and speak to your muhtar to get some clarity.
You mentioned in your opener about a deposit, I have never accepted a deposit on any proporty I have sold as this gives the buyer too much control over the sale.
The procedure is simple for a Turk but the same for an alert yabanci. The first thing you need to do is take your tapu and ID to the belediye they can give you a written statement as to the taxable value of the property this will cost somewhere near 90tl and must be paid into a state bank such as Ziraat bank or similar. The document you will receive gives the value that you pay the tax at. You only pay tax on this figure in the tapu office. Sometimes the buyer or seller will pay all the tax, this again is negotiable between you both. This figure will be considerably lower than the sale price. Don't listen to anyone who tell you to put the sale price in any business in the tapu office.
If you need an interpreter, employ your own. You will also find there are "Runners" at the tapu office who will see the process through for you at a small fee, well worth it.
DO NOT SIGN ANYTHING UNTILL YOU HAVE GOT THE MONEY.
Best of luck.
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Old 27th July 2018, 13:15   #9 (permalink)
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Re: Process for selling in Turkey

We hired a translator for the day, we first went to the belidiye to get proof there was no debt, we then went to the Tapu office and hired a runner, in our case invaluable as we had a charge on our property, which was ours but you still have to go through the process of declaring that you don't owe anything to your self so they can officially remove it from the Tapu book, without that bit we would have still hired the runner as he was a newly retired Tapu officer and knew the process and which boxes to tick, you go and have lunch while they prepare the paperwork at which point you get a call to say they are ready, we then went to the bank to pay the sales tax, well our buyer paid the lot as part of the deal, we then went to HSBC Bodrum with a Blok cheque which we paid in, as soon as they accept it they give you a paper that guarantees they will honour it, then it was back up to the Tapu office sit down for 20 minutes and await your turn to sign, when that's completed its Beer time.
What I will add is if you have more than one name on the Tapu you must all be there to sign or have POA to sign on behalf of the others, which I believe must be notarised in Turkey

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Old 27th July 2018, 14:06   #10 (permalink)
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Re: Process for selling in Turkey

Quote:
I have never accepted a deposit on any proporty I have sold as this gives the buyer too much control over the sale.
Depending on circumstances, if you are flying out to make the sale you could ask for a non returnable deposit, enough to cover your air fare.
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