LAND REGISTRY WARNED DO NOT BE DECEIVED BUYING A REAL ESTATE

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Revised May, 2024 – Resource, Turkey iResidence, Foreigner Residence Services.
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LAND REGISTRY OFFICE WARNED CITIZEN! DO NOT BE DECEIVED WHEN BUYING REAL ESTATE

Stating that those who want to make their own homes after the pandemic are turning to land purchase, Land Registry and Cadastre General Manager said that illegal houses such as mushrooms are derived on agricultural lands, some vigilantes decoy the citizen by selling agricultural land like a land plot. However, he stressed that the contracts at the notary are not valid, the sales should be at the land registry offices.

Land Registry and Cadastre, which is one of most established institutions of Turkey, has 175 government offices. According to him, there has been a big increase in the sale and purchase of housing over the past month, land sales for gardening and villas have increased around metropolitan areas after the pandemic, illegal houses such as mushrooms have been derived on agricultural lands, some vigilantes will decoy the citizen by selling agricultural land like a plot.

Recalling that there is no way to buy and sell real estate outside the land registry offices, he said, “We are just like marriage officers. How to get married If you need to sign in the presence of a marriage officer, you need to sign in the presence of a land registry officer when buying and selling real estate. Any land is not bought and sold by contract from a notary,” he said and answered questions about the agenda as follows:

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TRADING ACCELERATED

“Unlike developed countries, real estate in Turkey is seen as an annuity instrument. The value of the land you bought for 100 today can increase to 200 in 3-5 months; the house you bought for 1 million can increase to 2-3 million in 3-5 months. There is a lot of demand when it comes to such an annuity tool. Even with a small savings, he invests it in the ground, in the house, anyway I won’t do any harm, he says. All this increases the labor intensity of the deed. Our transaction volume, which was 10-12 million per year before the pandemic, increased to 15 million last year; especially the demand for escape to detached places increased our business. There is also an obvious increase in the purchase and sale of real estate this year, especially in the last month.

Of course, not only buying and selling is done in the title deed; mortgages, foreclosures, and revenges also happen. Foreclosures accounted for about 30 percent of the transactions made in previous years, and accounted for 40 percent in 2021. 25-30 million people a year come to work for us. We use technology intensively in order to provide quality service. 90 Percent of our appointments are made via the web title deed and 10 percent are made via the Alo 181 hotline.

Without asking the citizen for anything manually, we enter the web deed through the e-government and receive his application with a single identification number, and after all the operations are completed, we call for his signature to the deed. We also send all the information as a text message to the mobile phone. Therefore, in order to prevent land registry fraud, we ask our citizens to keep their phone numbers in the land registry up to date.”

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ILLEGAL HOUSES ARE AROUND LIKE MUSHROOMS

Referring to illegal structures made on agricultural land, he said, “After the pandemic, agricultural lands around our metropolitan areas such as Istanbul Ankara, Golbaşı, Haymana, Bala, Sile, Kocaeli, Trakya had illegal sales in places such as. 300-500 thousand square metres to the West notaries, contracts with citizens everywhere supposedly sold divided by farmland, farmland is severely destroyed. These sales are supposed to be, I say, because just like the wedding is slaughtered in the presence of a municipal clerk, the purchase and sale of real estate can only be done in the land registry offices, in the presence of the land registry officer. But construction is prohibited on agricultural land, even the sale of shares of agricultural land is also prohibited, although some vigilantes are establishing an agricultural cooperative for the field; a commercial enterprise, a farm, saying that it gets a license and connects electricity to water.

Officially, he unofficially divides the agricultural enterprise and sells it to people. In this way, structures such as mushrooms have been derived on agricultural lands, it is only a matter of time before they are all destroyed. Because they have no zoning. And they do the transactions at the notary, not at the deed. Because I need approval from the Ministry of Agriculture in order to issue a title deed. Even if a so-called contract sale is being made at a notary office because that approval will not come, those transactions have no validity at all. These sales of agricultural land are not legal. Agricultural land cannot be sold to anyone for housing in this way, no title deeds can be issued. 90% of them are unlicensed because they are Agricultural Land that is not open to housing. It should be known that as long as there is no reconstruction, it is only a matter of time before they are destroyed,” he said.

Warning consumers to be careful, he added: “The citizen will make the purchase and sale in the title deed. If the place he has already taken is agricultural land, he will see it there, and if it is zoned, he will also see it. The second one will go to the municipality and ask for a license before building on the place he bought. Otherwise, what he will do will be illegal. He will find out the island parcel of the land that he will receive, enter the land registry parcel inquiry system that is open to everyone and look at it. He’s gonna get in his car and use the navigation on the system to get to where he’s gonna get to. If he can’t do all this, he’ll ask someone technical for help and get it after that.”

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NO SALES CAN BE MADE TO SYRIANS

Deciphering the issue of selling to a foreigner said, ‘Can every foreigner who puts his money in his pocket buy housing, land, fields from Turkey without any question? ’Of course, he cannot get it, first of all, in order for him to get it, it is necessary to be included in the list of countries that are not banned in the Presidential decree. For example, Syrian real persons cannot buy real estate in Turkey. Because they’re on the forbidden country list. Syrians can acquire real estate if they invest in Turkey as a legal entity, that is, as a company, but for this they first apply to the governorship of the province in which they are located, after the necessary examinations are made, the sale is allowed if deemed appropriate.
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Before buying a foreign residence, a land plot, its nationality is checked and appropriate on the allowed list. It is decided by looking at whether the desired place is suitable for a number of criteria of the state. There are also criteria for ownership, for example, more than 10 percent of the land subject to personal ownership in a district cannot be sold to a foreigner, the area sold to a natural person cannot exceed 300 acres.”

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FINGERPRINT AUTHENTICATION

Stating that important steps have been taken regarding the forgery of the Title Deed, he said, “Even if there are those who try to buy and sell land, houses using a fake ID or even a Decoy, they are prevented thanks to the attention of the land registry officers, I thank them. There can be 3 basic frauds in the deed. First, a fake power of attorney is issued from notaries with a fake ID and comes to us. The best way to prevent this is to update the citizen’s phones on the deed. Because we send messages every step of the way. Even new identities can be forged. Now we are switching to the fingerprint authentication system in the deed to prevent the sale with this fake ID. We have completed the pilot application, we have reached the tender stage for the general of Turkey. In this way, we will instantly verify the identity and fingerprint from the General Directorate of Population Citizenship Affairs system in the transactions and sales, does that finger match that identity? So the stunt sales will end. There were 70-80 attempted forgeries last year. We usually contact the Police and do it red-handed,”he said.

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TRANSACTIONS WILL BE ACCELERATED IN THE TITLE DEED

Stating that another project they are working on is “Turkey Land Registry”, he said: “A land registry transaction can be made from anywhere in Turkey, regardless of the person and place. For example, if there is a density in the Istanbul and Ankara land registry offices, if the right is empty, the system will transfer the transactions to the officer there. Thus, a job that will take 3-4 days in Istanbul can be completed in two days. For this purpose, when we complete the transition to the digital archive in all land registry directorates, the whole of Turkey will be able to be processed as a single land registry office.”

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