Translation

 FAQ sheet for first time buyers in Turkey

We’ve listed some basic pointers for you to think about and ask when considering buying property in Turkey.

The first section deals with frequently asked questions in general. The second considers more pertinent questions when actually buying.

Section 2.
Agent

The single most important person in buying your home is your agent. It's the agent that will check out the legal details, ie ownership, debts against any property etc so it's paramount that you have a good one.
How to find a good agent
Turkey villa gives you a list of approved agents in various areas of Turkey that have been vetted and recommended by other buyers.
Your other options if you go ahead with unapproved agents is to ask for testimonials. Try to speak to other buyers who have used them. Check with the agents whether they are registered with a local emlak society. Don't put all your eggs in one basket, all areas have several agents so ask around.
Anybody and everybody can claim to be an agent in Turkey and many people have fallen foul of bogus agents to considerable cost. It isn't necessary at all if you heed advise.

A list of questions for your agent to get you started.
1. How many names is the tapu in?

This can affect the ability to sell. If the tapu is in 3 names and 2 want to sell but the 3rd doesn't it can't be sold.
A good agent will have a copy of the tapu and will be happy to photocopy it for you.

2.Will the tapu be in my name?

If it's a new build you may not get a tapu until the whole complex is finished. Check to see how your ownership will be held until that time.
If it's a co operative check that you will get your own tapu and that it covers the land that the building is on.

3. How old is the property?

This is asked because of build quality and earthquake proofness. However, how relevant in actuality this is is anyones guess as no matter where in the world there are buildings the odds are there's been cost cutting. In thoery regulations were introduced to ensure building quality but unless someone is stood behind the builder with a big stick throughout the build you really don't have any guarantees.

4. What utilities are in place?

Sounds silly, but isn't funny if you find you have no drainage or sewerage in place. Ask whether there is power and water, is the water supply from a well on site or from the council. This can affect annual costs. Is there any previous utility debt against the property? You don't want to find a whopping bill from a previous owner because you will be liable for it. Ask what the costs will be for transfer the bills to your name.
Remember, if you don't have a cess pit you have to have a bin in your loo for toilet paper.

5. If a site what are the maintenance charges?

Your agent may not know, but when you view ask the neighbours. Someone is usually elected to manage site funds, find out who and talk to them. Ask what is covered in the site charges. Find out what plans the complex has. If there are plans in the future to build a pool say, you will be expected to contribute to it.

6. Are there restrictions on renting?

If you're looking at investment property this is an important question to ask. It's no good buying on a site where rentals are poo pooed and you are going to upset your neighbours.

7. Buying land what is the building allowance and restrictions?

Many people want to buy land and build their own homes. You need to check a) that there is or you can get planning permission and b) you have sufficient meterage to build. All areas have different rules as to the amount of land you can build on and how high you can build. It would be no good buying 500m2 and finding you can only build on 5% of it.

What are the likely costs of drainage for example if none is provided? The same for power, roads, sewerage etc.

8. Military permissions, what are they and how long does it take?

For foreigners to buy in Turkey the property has to be checked that it isn't in a military zone, therefore permissions are sought from the military. It's extremely rare that these are ever refused but you need to be aware of the process. Your agent will deal with all the paperwork but you won't be able to complete on a purchase until the permissions come through. The time it takes varies from area to area, ask your agent in your chosen location as this will give you an idea of when you have to have the balance ready to complete.

9. How do I pay once I've decided on a property?

The general rule is 10% deposit and balance on completion. The best thing is to open a Turkish account while you are viewing as then you can transfer funds as and when needed. If you look in the forums you'll find lots of advise re Turkish and English banks for transferring funds. Our advise is to use a currency agent as it can save a significant amount of money. There is a link to HIFX along the right.

It may be that you can't get back in time to pay the balance, in which case you can give power of attorney through a notary, again your agent will advise on this.

10. We are a couple, not married, how do we ensure the property is passed on to our children?

Even though you're not married you can have the tapu in both names. As a foreigner you can also draft a will specifying who you want to leave the property to. You are advised to seek out a notary who will draft the will in Turkish and hold a copy.

11. Do I need to apply for a residence visa before leaving the UK?

In a nutshell, no. You can apply for a residence visa based on your tourist visa (providing it's current!). This will save you money also so is a bonus. Some agents will help you out with your visa application, ask whether yours does or not.

Habitation Certificates.

When a building is complete it has to be issued a certificate of habitation, you will need this to have utilities in your name and can cost a fair bit of money on top. Check with your agent as to whether one has been issued.


Investment or retirement?

What is your prime purpose for buying property in Turkey? An investment property is not always what you would choose to spend out your days and a retirement home may not appeal to renters if you are looking to make some income.
If investment are you prepared for the hard work that goes with it? You don't simply buy and slap a web site up. You need to market your property to the fullest. This means getting it listed on as many sites as you possibly can. Local and national advertising may be needed. You'll need to find reliable property management, not just for the rental periods but throughout the year. You'll need insurances not just for buildings and contents, but earthquake also. Public liability insurance is extremely difficult to get and is a factor that needs considering. If your property is on a site you can add site fees for things like swimming pools, electrics, maintenance.
This isn't aimed at putting you off but you have to be aware that investments in property need investment.

Further to the above :

Buy to Let
If you are looking for an investment property for renting out in Turkey we would strongly advise that you opt for a detached villa. There have been instances where renting on sites and in apartments have caused difficulties for owners. On sites and apartment blocks there is a lot of cooperation needed from neighbours, so do ask before you purchase whether rentals are acceptable.
You will also need to register for tax, there is more info in the forums.

Further to the insurance issue, it is now possible to get that insurance from the Uk, there are links throughout the site.

If you are looking for a retirement home your agenda will be a lot different. It could be that the last thing you want is to retire surrounded by tourists; yet you still need the amenities for day to day living. It may be that you are seeking peace and tranquility, in which case a large site could give you that out of season, but be prepared for bedlam in the summer months!
You might find a dream home buried deep in the mountains but it's so isolated you have to travel 50 miles just to shop.

Long term rentals

Some of you may decide to rent, in which case the standard is a 6 month contract and monthly thereafter. Check that utilities are included as rents can be extremely cheap here.

Location

Of utmost importance whether you want to live in Turkey or simply invest. Different areas appeal to different people for a multitude of reasons. Some people will land in one place and never move, others will explore and find what is most suitable for them.
There are obviously the tourist areas which are by far the most popular. The investors paradise! Pick the right one and you can see your investment shoot off the graph. Fine, but that has repercussions. The area becomes too expensive and may fail to attract the market you seek. What pleased you so much at the outset, things like the cost of living suddenly becomes unsustainable. This applies to the resident as well as the investor. Before you know it you are looking to relocate. This is happening now and in areas that are predominantly British. Our advise? Look far and wide. Don't just settle with the first thing you see, take your time and really get to know the lay of the land and your neighbours. Whatever your investment it's going to be long term, so think long term.

Culture

Be prepared for a culture shock. You are not looking to buy a home from home, you're looking outside of the UK model so expect differences. Time moves fast, driving is very fast but life is incredibly slow. Don't expect a plumber to turn up within the hour, it just isn't going to happen. Don't expect a UK build here. If you want a UK build buy your land and bring a UK team over.
Check out National and Muslim holidays. It's no good trying to arrange a completion to your schedule if it falls in the middle of Bayram because you won't find a bank or government office open.

For detailed information and discussions check out the user forums.