You pay for a home in Türkiye, but the seller repeatedly postpones the title transfer. The language of the contract, promises made by a sales representative and information in the official records may not match. For a foreign buyer, conditions governing acquisition of real estate must be considered in addition to the contractual dispute.
In brief: Paying the purchase price or receiving the keys does not by itself transfer ownership registered at the land registry. Whether title transfer, repayment or damages may be pursued depends on the validity of the agreement, the legal status of the property and the buyer’s eligibility to acquire it.
Identify the property and the seller
A project’s marketing name may differ from its official land-registry description. Parcel, block, independent-unit and ownership information should be established. Where the seller named in the contract, the registered owner and the company receiving payment are different, their authority and legal relationship should be examined.
A sales representative’s business card or a website does not by itself prove authority to act for the registered owner. If a power of attorney or corporate representation document exists, its scope and validity should be checked. Images of title documents relating to a different unit or project can also be misleading.
Why formal requirements matter
Turkish law imposes formal requirements on contracts transferring real estate and on agreements promising such a transfer. A simple reservation document does not necessarily create an enforceable obligation to transfer title. A notarised document should also be read carefully to determine what transaction it actually records.
A problem with contractual form does not necessarily mean that money already paid can never be recovered. A claim seeking registration of title and a claim seeking repayment rely on different legal grounds. Any applicable exceptions must be examined against the particular facts.
Issues specific to foreign purchasers
Eligibility to acquire the particular property, its location and legal character, and any required official documentation should be checked. Promises relating to citizenship or residence are legally distinct from the transfer of title. Purchasing a home does not in every case guarantee acquisition of a particular immigration or citizenship status.
Translation, representation and payment documentation should be verified under the official rules in force at the time of the transaction. A buyer’s inability to understand a document can be relevant, but must be assessed through evidence concerning translation and consent rather than assumed automatically.
Documents to collect
- Every language version of the contract and all annexes.
- Bank transfers, receipts and the agreed payment schedule.
- Official documents identifying the property.
- Correspondence regarding delivery and title-transfer dates.
- Documents showing the sales representative’s authority.
- Separate promises concerning citizenship or residence, if any.
Show clearly which account received money sent from abroad. If the contractual purchase price and the total transfers differ, explain genuine reasons such as exchange rates, fees or instalments. Do not create backdated or false documents.
Should you seek title transfer or repayment?
First determine whether transfer remains legally and practically possible. The seller may not be the registered owner, the property may have been transferred to another person, or third-party rights and encumbrances may affect the position. Where there is a valid basis and the conditions are met, a title-registration remedy may be considered; in other situations repayment and damages may be more appropriate.
If there is a concrete risk that assets will be disposed of, interim protective measures may need to be considered separately. Such measures are not automatic and require their statutory conditions to be shown. A criminal complaint is also a distinct route and should be based on facts supporting suspicion of deception or another offence.
Frequently asked questions
I received the keys. Am I already the owner?
No. Key delivery can be important for possession and factual delivery, but it is not the same as acquiring registered ownership.
Can I take legal steps without travelling to Türkiye?
Some steps can be taken through appropriate representation. The scope of any power of attorney, the country in which it was issued and the intended transaction should be checked.
The seller offers a different apartment. Must I accept it?
No general obligation exists to accept a substitute. Review the original contract and understand how any new agreement may affect existing rights before signing.
DISCUSS YOUR CASE
Discuss a property purchase awaiting title transfer
We can review the sale documents, payment records and title status to assess your options under Turkish law.
A brief summary and important dates are enough for an initial enquiry. Send documents only when requested by our lawyers, through the channel they specify. Do not share passwords, one-time codes or wallet keys.
Sources and legislation
Turkish Code of Obligations No. 6098
General Directorate of Land Registry and Cadastre: Land Registry Transaction Guide
Originally prepared on 8 September 2026. This article provides general information on Turkish law. Remedies and deadlines should be assessed against the documents and circumstances of each case. The image is illustrative.
Related reading
Property Deposit and Failed Sale
Landlord Security Deposit Disputes
Related practice area: Real Estate & Foreign Investment.