REISSUANCE OF TITLE DEEDS IN ACCORDANCE WITH TURKISH IDENTITY DETAILS AFTER ACQUISITION OF TURKISH CITIZENSHIP

REISSUANCE OF TITLE DEEDS IN ACCORDANCE WITH TURKISH IDENTITY DETAILS AFTER ACQUISITION OF TURKISH CITIZENSHIP

For persons who acquire Turkish citizenship at a later date, updating the records of properties previously acquired under their foreign identity details in accordance with their Turkish citizenship information is important for the accuracy of the land registry and for legal certainty. When a person purchases a property while being a foreign national, the land registry records are based on that person’s passport details and are maintained according to the foreign passport. If the person later becomes a Turkish citizen, their legal status changes. If the property records nevertheless continue to contain the old identity details, the legal link between the person and the property is no longer up to date.

When a land registry officer sees both passports in the records, the system displays a warning that no transaction can be carried out until the information has been updated. Completing this update first of all establishes clearly and beyond dispute that the ownership right belongs to the person concerned. Linking the new Turkish identification number of a person who has acquired Turkish citizenship with the property record facilitates official transactions and prevents future identity discrepancies. In particular, transactions such as sale, donation and creation of a mortgage may be delayed, or additional documents may be requested, where the connection between the person’s former foreign identity and new Turkish identity cannot be established.

Failure to update the records may cause various legal and administrative problems. For example, when the person wishes to sell the property, the land registry directorate may be unable to complete the transaction because the identity information in its records does not match the person’s current identity, or lengthy verification procedures may be required. Similarly, banks may hesitate to accept the property as security in mortgage transactions because of the identity mismatch. More serious problems may arise in inheritance proceedings, since heirs may find it difficult to prove the connection between the deceased and the properties, potentially leading to litigation.

The update is also important for the integrity of public data and the proper functioning of record systems. Records appearing to belong to the same person under different identities may produce inaccurate statistical and administrative results. This may also cause confusion in tax monitoring, declaration procedures and other public transactions.

In conclusion, updating the property records of persons who subsequently acquire Turkish citizenship according to their new citizenship details is not merely a technical procedure. It is a necessary and critical step for protecting ownership rights, ensuring that transactions proceed smoothly and preventing future legal disputes. The process of updating the title deed details of properties acquired before citizenship according to Turkish identity details after citizenship is obtained is explained step by step below.

PROCEDURE FOR UPDATING THE LAND REGISTRY RECORD ACCORDING TO THE TURKISH PASSPORT

Step 1 – Obtaining a Turkish Identity Card

Following the citizenship decision, the person obtains a Turkish identity card and a Republic of Türkiye identification number is assigned. Because the land registry records still show the former passport details and the land registry system displays a warning that an identity card has been issued and an update is required, the procedure should be initiated as soon as possible.

Step 2 – Preparation of the Power of Attorney

The owner may conduct the procedure through a lawyer. The power of attorney may be issued by a notary in Türkiye or by a Turkish consulate abroad. This point is extremely important because a power of attorney that is unauthorized or contains insufficient authority may be rejected and become unusable. It is therefore important to use professionally prepared model powers of attorney provided by our office.

Step 3 – Preparation of Documents

Before the application is submitted, the required documents must be collected and carefully prepared. Applications containing missing or incorrect documents will be rejected by the Land Registry Directorate. Having the application documents prepared at this stage by a lawyer specialized in the field will prevent loss of rights.

Step 4 – Land Registry Appointment and Application

For every transaction to be carried out by land registry directorates in Türkiye, an appointment must be obtained through the online system. This system is called “Web Tapu.” The required documents are uploaded to the system, the application is submitted and an appointment is requested. To update title deed information according to Turkish citizenship details, an application for “owner information update / identity correction” is submitted through Web Tapu and an appointment is obtained from the land registry directorate. Once authorized, the lawyer can submit the application from the office.

Step 5 – Land Registry Review

The land registry directorate checks the land registry records against the information of the applicant received through the system and ensures that the transaction concerns the correct property.

Step 6 – MERNİS Matching

MERNİS is the central database in Türkiye in which citizens’ identity and civil registry information is maintained and through which public authorities can access this information quickly and securely. MERNİS matching is the process of associating property or other official records with the Republic of Türkiye identification number and civil registry details contained in MERNİS. In this way, identity details held in different systems are consolidated under a single accurate record, allowing transactions to be conducted securely, quickly and without error.

Step 7 – Fees and Transaction Costs

Only a small fee is payable for this procedure, after which the parties attend for signature on the date and at the time appointed by the land registry. As of 2026, the fee payable to the land registry office for this procedure is approximately USD 200.

Step 8 – Updated Land Registry Record

Following the application, the procedure is completed when the applicant attends and signs upon invitation by the land registry directorate. Once the transaction is completed, the owner appears in the land registry as a Turkish citizen under the Turkish identification number. From the date on which the power of attorney is granted to the lawyer, the entire process takes approximately four to five business days.

PROCEDURES REQUIRED AFTER THE LAND REGISTRY RECORD HAS BEEN UPDATED

Updates made in the land registry should not remain limited to that registry; they must also be declared to the relevant municipality. The main reason is that municipalities must conduct property tax, declaration records and other local administrative procedures concerning the property on the basis of accurate and current information. If changes in a person’s citizenship and identity details are not reflected in municipal records, the tax liability may appear under the wrong person or a mismatch may arise between the taxpayer and the property. This may later cause problems such as tax debt collection against the wrong person, notices failing to reach the correct addressee and delays in administrative procedures. It may also result in interest charged by the municipality and a monetary penalty for failure to notify. Timely notification to the relevant municipality of every update made to title deed information is therefore important both legally and financially. The declaration procedure before the municipality should be completed as described below.

Process for Declaring the New Title Deed to the Municipality

After obtaining the new title deed updated according to the Turkish identity card, the municipal records for the property must also be updated. This procedure is mandatory for property tax and municipal records.

Step 1 – Time Limit

After the new title deed has been obtained, notification must be made to the municipality:

• Within no more than 30 days.

Step 2 – Relevant Department

At the municipality to which the property is attached:

• Property Department / Property Tax Unit.

Step 3 – Required Documents

• Copy of the new title deed

• Copy of the Turkish identity card

• Copy of the title deed registered under the foreign passport

• Power of attorney, if a lawyer attends

Step 4 – Declaration Procedure

The procedure to be requested at the municipality is:

• “Update of Property Declaration.”

The municipal officer will:

• Link the owner’s details to the Turkish identity number;

• Update the tax record;

• Open a new tax liability record.

Step 5 – Tax Review

The municipality checks:

• Whether there are outstanding property tax debts from previous periods;

• Whether the assessment for the new period is correct.

Payment is made where necessary. These payments are small annual taxes collected in return for cleaning and all other services provided by municipalities within their boundaries.

Step 6 – Result

Once the procedure is completed:

• The municipal records are updated;

• A taxpayer account is opened under the Turkish identity number;

• Future sale or lease transactions by the owner can proceed without difficulty.

REMOVAL OF THE THREE-YEAR NON-SALE ANNOTATION ENTERED FOR CITIZENSHIP PURPOSES AFTER THREE YEARS HAVE ELAPSED

The annotation recording the undertaking not to sell for three years, entered on properties acquired within the scope of obtaining Turkish citizenship by investment, constitutes the first step of the citizenship application. Once this period has expired, the annotation may be removed upon the property owner’s request. Removal of the annotation eliminates the restriction on sale, allowing the owner to exercise the ownership right freely by transferring, selling or otherwise disposing of the property. The procedure is completed by applying to the relevant land registry directorate and following the necessary review.

What Is an Annotation?

An annotation is an official statement entered in a land registry record indicating that a right, restriction or special circumstance exists in relation to the property. It enables third parties to obtain information about the legal status of the property.

When a residence is acquired for citizenship purposes, the following annotation is entered in the land registry:

“Acquired for the purpose of obtaining Turkish citizenship. It may not be sold for a period of three years.”

The three-year non-sale period stated in the annotation begins on the date the annotation is entered. The citizenship application procedure is initiated as of the signing of this undertaking.

Condition for Removal of the Annotation

• The full three-year period must have expired.

• If the property is sold or the annotation is cancelled before the three-year period expires, there is a risk that citizenship may be revoked.

The period is calculated according to the date on which the annotation was entered in the official land registry, not according to the date on which citizenship was approved.

Step-by-Step Process for Removal of the Annotation

STAGE 1: Verification of the Period

It is checked whether the three-year period of the non-sale annotation entered in the land registry has expired.

STAGE 2: Application to the Land Registry Directorate

An application is made to the Land Registry Directorate responsible for the property.

The application may be submitted:

• Personally by the owner; or

• By a representative under a notarized power of attorney. The power of attorney must have been issued using the Turkish identity details.

STAGE 3: Required Documents

The documents generally requested are:

• Turkish citizenship identity card

• Copy of the title deed or, where available, its details

• Petition containing the request addressed by the lawyer to the land registry directorate

• Lawyer’s power of attorney

Updating the Land Registry Record

After the non-sale annotation is removed, the land registry record is updated and the restrictive declaration is deleted from the register. As a result of this update, the land registry accurately reflects the property’s current legal status. The owner may then sell, transfer or otherwise dispose of the property freely and without restriction.

The land registry directorate:

• Confirms through the system that the three-year period has expired;

• Then sends the person an SMS stating the appointment date and time and inviting them to sign;

• The owner or representative signs the required documents on the appointed date, completing the transaction and removing the non-sale annotation from the land registry;

• A new title deed record without the annotation is then created;

• The process is generally completed on the same day or within a few business days;

• No fee is payable to the land registry administration for removing the annotation.