What to Watch for on the Title Deed When Buying a Building Plot?

When buying a building plot, checking the title deed is a step that must definitely be completed before the sale is finalized. Let us answer briefly: before the sale, you need to verify the owner's name on the title deed, the property's classification (building plot, farmland, vineyard), whether it is co-owned or sole, and whether there are any annotations, mortgages, liens or easements on it. Making a payment or paying a deposit without these checks is the most common and most costly mistake.

Why Is Reading the Title Deed Correctly Important?

The title deed is a property's official identity. In addition to the province, district, neighborhood, block and parcel information, it shows the property's nature (classification), its area, the owner information and, if any, the share ratio. Making sure that the document the seller shows you is current and genuine is the first priority.

It is essential that the information on the deed matches exactly what is described verbally. For example, if the seller presents the property as a 'zoned building plot', the classification field may say 'farmland'. This difference completely changes the value and purpose of use of the investment.

Is the Owner Really the Seller?

Verify with an ID that the owner stated on the title deed is the same as the person in front of you. If the sale is being carried out through a proxy, it is vitally important to check that the power of attorney grants authority for the sale of real estate, that it is valid and has not yet been revoked (cancellation). We addressed the risks related to powers of attorney in detail in our article on co-ownership and sale by proxy.

Classification: Building Plot or Farmland?

The property's classification is decisive in terms of construction and value. While a 'building plot' generally refers to a parcel within a zoning plan that is open to construction, 'farmland' is of an agricultural nature and the possibility of building a residence on it may be limited. Make sure the classification is compatible with your investment purpose. You can find a detailed account of how the classification and the zoning plan decision should be read together in our zoning status guide.

Co-Owned or Sole?

A title deed in which you alone own the entire parcel is sole. In a co-owned (shared) title deed, on the other hand, you own a specific share rather than the whole parcel. In this case, matters such as the limits of actual use, the difficulties of subdivision (dividing the parcel) and the other co-owners' right of pre-emption in a sale come into play. In co-owned purchases, which square meters you will use is often unclear; that is why sole parcels are generally safer for beginner investors.

Checking Annotations, Mortgages, Liens and Easements

The declarations and annotations field of the title deed record shows the property's legal obligations. Be sure to query the following records:

• Mortgage: The property may have been pledged as security for a debt.
• Lien: A restriction placed on the property due to the owner's debt.
• Easement: Third-party rights such as a right of passage or a power transmission line.
• Annotations: There may be records such as a sale commitment, lease or the like.

Any one of these records can prevent the transfer of the property or cause you trouble after you buy it.

Consistency With the Zoning Status

The classification on the title deed and the zoning status at the municipality may differ. Confirm the parcel's position in the zoning plan, its construction conditions and any restrictions with the municipality. Carrying out the title deed check together with a land and zoning review is the most correct approach. Our land investment starter guide offers a comprehensive view on region and process management.

WebTapu and e-Government Check Before the Sale

Use digital channels to verify the official records yourself. Through the General Directorate of Land Registry and Cadastre's WebTapu system, you can view the properties you own, the annotations, mortgages and liens on them, and submit applications. For a parcel you do not yet own, you can request from the seller a current record copy obtained from the system. We explained step by step how parcel-based querying is done in our parcel query article.

Deposit and Contract Warnings

Avoid making large payments before the title deed transfer is completed. If you are going to pay a deposit or earnest money, draw up a document that clearly states the parties, the property and the conditions. Verbal agreements are weak in terms of proof. The document should clearly include the parties' identity information, the property's block-parcel number, the agreed price, the payment schedule and what will happen in the event of withdrawal. This clarity strengthens your position in any disputes that may arise later.

This content is for general informational purposes; before a concrete purchase, confirm the title deed record through an official channel and get expert support when necessary.

Title Deed Checklist

• Is the title deed current and legible?
• Did you verify the owner with an ID?
• Is the classification compatible with the investment purpose?
• Did you determine whether it is co-owned or sole?
• Are there annotations, mortgages, liens or easements?
• Was the zoning status confirmed with the municipality?
• Was a comparison made with the WebTapu/e-Government record?
• Is there a record of expropriation, litigation or a sale commitment in the declarations field?
• If the sale is being carried out through a proxy, is the power of attorney valid?

Common Mistakes and How to Avoid Them

One of the most common traps inexperienced buyers fall into is looking only at the nice view or the attractive price and skipping the document review. The second common mistake is proceeding without confirming the seller's verbal statement with the written record. The third is checking the consistency of the title deed, the zoning and the land separately and not evaluating them as a whole.

The way to avoid these mistakes is to return to the official record at every step. Compare the information on the title deed with the title deed record, the record with the zoning status, and the zoning status with the actual land situation on site. If the three pieces of information contradict one another, clarify the reason before completing the sale.

A fourth and frequently seen mistake is confusing the title deed with the current title deed record copy. The deed may be a document the seller obtained years ago; yet since that date a mortgage, lien or sale commitment annotation may have been placed on the property. For this reason, you must always look at the most current record.

What to Watch for in a Remote Purchase?

If you are buying a building plot from another city or from abroad, document verification becomes even more critical because you cannot see the parcel on site. In this case, the safest method is to request from a trustworthy advisor a site photograph, a parcel query printout and the current title deed record; and to carry out the process in an orderly manner with a power of attorney. You can find the details of safe purchasing by proxy in our co-owned title deed and power of attorney article.

Why Should the Declarations Field Not Be Overlooked?

The declarations field of the title deed record is the parcel's hidden burden. Records that may appear here, such as an expropriation annotation, a partition action, a lease annotation or a sale commitment, directly affect the property's future. These records, which are not visible on the deed, appear only in the current title deed record copy and in digital systems.

For example, a parcel being within the scope of expropriation for a road or infrastructure can lead to it being taken out of your hands in the future. For this reason, examine the declarations field as carefully as the main record, and if there is a record you do not understand, do not proceed without clarifying it.

What Happens on the Day of the Title Deed Transfer?

After all the checks are completed, the parties meet at the land registry office at the appointment time. Identities are verified, the declared sale price is recorded, the fee and revolving-fund charge are paid, and the transfer takes place. Making the payment at the moment of transfer is the soundest method, protecting both the buyer and the seller. To plan the fees and costs you will pay in advance, also take a look at our title deed fee and costs article.

Frequently Asked Questions

Are the title deed and the current title deed record copy the same thing?

No. The title deed is the document in the owner's hands and reflects the information valid on that day; however, an annotation, mortgage or lien added to the property afterward does not appear on the deed. To see the current situation, you need to look at WebTapu or a current record copy obtained from the land registry office.

If the seller is a proxy, what should I look at?

Verify that the power of attorney was drawn up before a notary in a way that includes special authority for the sale of real estate, that it is valid and has not been revoked (cancelled). Compare the ID with the information in the power of attorney. In case of doubt, stop the transaction and obtain confirmation through an official channel; do not make the payment before the transfer takes place.

Can I build a house on a property classified as farmland?

The farmland classification indicates an agricultural nature, and the possibility of building a residence on it is most of the time limited or subject to special permits. For construction, the zoning plan decision and municipal approval are decisive. For this reason, if your investment purpose is a residence, you must definitely confirm the classification and the zoning status before the sale.

Is buying a co-owned building plot safe?

A co-owned purchase can be an opportunity when managed correctly, but it carries risks such as usage uncertainty, the right of pre-emption and subdivision difficulties. Do not proceed without clarifying from the outset which share corresponds to what, the possibility of subdivision and the situation of the other co-owners.

If you want to proceed safely in the process, as Sevindikli Yatırım you can reach us at +90 532 295 17 61 for regional consultancy and a safe remote title deed process. You can proceed safely by proxy remotely, without being on site. May you have a place of your own, and may it be with a sound title deed.