What to Check on the Title Deed When Buying Land?

Checking the title deed when buying land is a step that must absolutely be completed before the sale is finalised. The short answer: before the sale, you need to verify the owner's name on the title deed, the classification of the property (land plot, field, vineyard), whether it is a shared or independent title, and whether there are any annotations, mortgages, attachments or easements on it. Paying money or a deposit before these checks are done is the most common and most costly mistake.

Why is reading the title deed correctly important?

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

The information on the deed must match exactly what is described verbally. For example, if the seller presents the property as a 'zoned building plot', the classification field may actually read 'field'. This difference completely changes the value of the investment and its intended use.

Is the owner really the seller?

Verify with an ID document 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to check that the power of attorney grants authority for the sale of real estate, that it is valid and has not yet been revoked (azil). We covered the risks related to powers of attorney in detail in our article on shared ownership and sale through a proxy.

Classification: building plot or field?

The classification of the property is decisive in terms of development and value. A 'building plot' (arsa) generally refers to a parcel within a zoning plan that is open to development, whereas a 'field' (tarla) is agricultural in 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 detailed information on how the classification and the zoning plan decision should be read together in our zoning status guide.

Shared or independent title?

A title in which you alone own an entire parcel is an independent (müstakil) title. In a shared (co-owned) title, however, you own not the whole parcel but a specific share. In this case, matters such as the actual usage boundaries, the difficulties of subdivision (ifraz, dividing the parcel) and the right of pre-emption (şufa) of the other co-owners upon a sale come into play. In shared purchases it is often unclear which square metres you will use; that is why independent parcels are generally safer for novice investors.

Checking annotations, mortgages, attachments and easements

The declarations and annotations section of the title registry shows the legal obligations of the property. Be sure to query the following records:

• Mortgage: The property may have been pledged as security for a debt.
• Attachment: This is a restriction placed on the property due to the owner's debt.
• Easement: These are third-party rights such as a right of way or a power transmission line.
• Annotations: These may be records such as a promise to sell, a lease or similar.

Any one of these records may prevent the transfer of the property or cause you trouble after you have bought 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, the development conditions and any restrictions with the municipality. Conducting the title check together with the land and zoning review is the most correct approach. Our land investment starter guide offers a comprehensive look at managing the area and the process.

WebTapu and e-Devlet checks 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 attachments on them, and submit applications. For a parcel you do not yet own, you can request a current registry extract obtained from the system from the seller. We explained step by step how parcel-based queries are carried out in our parcel query article.

Deposit and contract warnings

Avoid making large payments before the title transfer is completed. If you are going to give a deposit or earnest money, draw up a document that clearly states the parties, the property and the terms. Verbal agreements are weak in terms of proof. The document should clearly include the parties' identity information, the block-parcel number of the property, 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 information purposes; before a concrete purchase, confirm the title registry through an official channel and seek expert support when necessary.

Title deed checklist

• Is the title deed current and legible?
• Have you verified the owner with an ID document?
• Is the classification compatible with your investment purpose?
• Have you determined whether it is a shared or independent title?
• Are there any annotations, mortgages, attachments or easements?
• Has the zoning status been confirmed with the municipality?
• Has a comparison been made with the WebTapu/e-Devlet record?
• Is there a record of expropriation, litigation or a promise to sell in the declarations section?
• If the sale is being carried out through a proxy, is the power of attorney valid?

Common mistakes and how to avoid them

Among the most common traps inexperienced buyers fall into is looking only at a nice view or an attractive price and skipping the document review. The second common mistake is proceeding without confirming the seller's verbal statement against the written record. The third is checking the consistency of the title, the zoning and the land separately and failing to evaluate 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 registry, the registry with the zoning status, and the zoning status with the actual land situation on site. If the three pieces of information contradict each other, clarify the reason before completing the sale.

A fourth and frequently seen mistake is confusing the title deed with a current title registry extract. The deed may be a document the seller obtained years ago; however, since that date a mortgage, attachment or promise-to-sell annotation may have been placed on the property. For this reason, you always need to look at the most current record.

What to watch out for in remote purchases?

If you are buying land from another city or from abroad, document verification becomes even more critical because you cannot see the parcel in person. In this case, the safest method is to request site photographs, a parcel query output and a current title registry from a trustworthy advisor, 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 article on shared title and power of attorney.

Why should the declarations section not be overlooked?

The declarations section of the title registry is the invisible burden of the parcel. Records that may appear here, such as an expropriation annotation, a partition lawsuit, a lease annotation or a promise to sell, directly affect the future of the property. These records, which do not appear on the deed, are only visible in the current title registry extract and in the digital systems.

For example, a parcel being within the scope of expropriation for a road or infrastructure may lead to it being taken out of your hands in the future. For this reason, examine the declarations section 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 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 healthiest method that protects both the buyer and the seller. To plan the fees and costs you will pay in advance, also take a look at our article on title deed fees and costs.

Frequently Asked Questions

Are the title deed and a current title registry extract 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 attachment added to the property later does not appear on the deed. To see the current situation, you need to look at WebTapu or a current registry extract obtained from the land registry office.

What should I check if the seller is a proxy?

Verify that the power of attorney was drawn up at a notary, in a form 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 a field?

The 'field' classification indicates an agricultural nature, and the possibility of building a residence on it is often limited or subject to special permits. The zoning plan decision and municipal approval are decisive for development. For this reason, if your investment purpose is housing, be sure to confirm the classification and the zoning status before the sale.

Is it safe to buy shared land?

A shared purchase can be an opportunity when managed correctly, but it carries risks such as uncertainty of use, the right of pre-emption and difficulties of subdivision. 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 would like to proceed safely in the process, as Sevindikli Yatırım you can reach us at +90 532 295 17 61 for regional consultancy and a secure remote title process. You can proceed with confidence remotely, by proxy, even without being on site. Have a place of your own, and let it come with a solid title.