Hi

Have you learned a valuable lesson while buying or renting a property in Turkey which you'd like to pass on to other expats?

Do you have any tips which others might find useful?

We'd like to improve our coverage of property issues in the Turkey Country guide and are looking for up-to-date, accurate information and experiences.

We would be really interested in your comments

Many Thanks

Carole
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Hi Carole.

In my view despite potential problems Turkey is a great place to have a holiday home or to live permanently but buying a property needs to be approached with care.
My experiences are based on the south med. coast.

(a) Firstly, some agents are little more than agents for agents of other agents but if they have the keys for the property when you ask (not will have them tomorrow) then they are probably OK.

(b) Be warned that there does exist a number of individual properties as well as developments that have been illegally built. You need to see the original or copy of a document called a TAPU that identifies the property address and the existing owner. Then, check the validity of that document with the area Tapu Office. Forgeries are not unknown. The National Government postponed for the time being an initiative in 2009 to have all properties re-registered (new Tapus?). This initiative would appear to be intended to discover those properties that do not exist on paper. What would happen to those is anybody's guess. I know of somealready being threatened with demolition.

(c) For new or partially completed developments DO NOT make your decision based upon what amenities will be or have yet to be built or completed as they may never materialise.

(d) If your Villa, House or Apartment is within a complex be advised that for any where there eight or more dwellings involved, the local 'Council' will require a complex manager (possibly one of the occupants) to be responsible for taxes, water and electricity costs for the entire complex. I have recently had experience where in a development of 9 Villas where only 2 are actually occupied, the owners of those 2 are held responsible for collecting and paying the costs relating to all. Major grief. It is too long a story to go into here. It is not unusual to hear of conflict between occupant neighbours over costs human nature being what it is. Don't be put off buying, just do your research, forewarned is forearmed.

(e) Title deeds: Once applied for and clearance has been obtained from the Military in Izmir (can take 3 to 6 months), the main document is the TAPU as mentioned above. Make certain the Tapu is for the dwelling/apartment and not just for the land upon which it stands. There will be a Tapu Office for the region.

(f) Structural surveys and other matters need to be thought about. Independent and trustworthy sources for such things are not as easy to get in Turkey as they are in the UK.

On the bright side Turkey (at least on the south coast where I am based) is a superb place for short, long or permanent stays. The climate is excellent. I have a few friends who live there for health reasons and love it.

Go for it! Just be prepared and expect the unexpected.

Good luck
Bill  

Excellent information Bill. Thank you!
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Buying a property in Turkey is easy and remember to always follow rule #1

You must seek appropriate legal advice prior to and during the process of making any property purchase..

Have fun under the sun !
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It may be easy if you have found an honest estate agent or developer, however, in my neck of the woods they are a rare breed.

Basically, don't trust ANYONE unless they come highly recommended.

Never go to a solicitor recommended by the developer or estate agent.

Ensure you get your tapu, habitation certificate, meters registered before you pay.

Don't believe anything that your developer or estate agent may tell you.

There are quite a few honest developers etc out there, but, if you choose the wrong one, you may lose your property and there is not much you can do about it, as many people have discovered.

You are not the legal owner of the property until you get your Tapu, regardless of the sales contract. Proof of payment is not a proof of ownership.

If you are in an apartment, make sure that you have a maintenance agreement. Also ensure that you have access to the accounts.  

Hi Potus

Thanks for sharing your property tips.

Do builders have to be licensed in Turkey? Any tips on choosing a builder, please?

Best Regards
Carole
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Expat Focus Community Manager
Web: www.expatfocus.com
Blog: www.expatfocus.com/blog
Twitter: twitter.com/ExpatFocus
Facebook: www.facebook.com/expatfocus
E-book: www.expatfocus.com/moving-guide 

- piglet

Hi Potus

Thanks for sharing your property tips.

Do builders have to be licensed in Turkey? Any tips on choosing a builder, please?

Best Regards
Carole

I don't think there is any requirement for builders to be licensed.
If there is, it's certainly not enforced.

There are some honest people around in the property business, but one should take exxtreme care when dealing with them.

This includes developers, builders, estate agents, solicitors, and anyone else.

The main problem in Turkey is that you don't own the property until you get your Tapu (or deeds) as one has to carry out a Military Search before getting the Tapu. The seach can take a few months. In the meantime, the developer can take out a loan using your property as security.
If he defaults on the loan, which many have, then your property is seized and you are homeless.
It does happen. Not so much now, but one still has to be extremely careful.

He can even sell you an off-plan property without either owning the land or having the correct planning permission.
He takes your money and runs, and there is not much you can do about it!

There are a multitude of problems re purchasing property in Turkey, and only an honest solicitor, or estate agent, can help you out.

The problem is trying to differentiate between the honest and dishonest ones.
If 90% are OK, and you get one of the other 10%, then you will have problems.