How Does Notary Processing Work?

New Powers of Notaries: What Has Changed

On July 4, 2023, important changes came into force in Turkey: notary offices obtained the right to conduct real estate sale and purchase transactions. Previously, such operations were the exclusive prerogative of the Land Registry Directorate (Tapu Müdürlüğü). Now, buyers and sellers have an alternative — to complete the transfer of ownership directly at a notary, which significantly simplifies and speeds up the process.

Notaries have gained access to the Land Registry information system (Webtapu). After the contract is signed by the parties, the notary registers it in the system, and the Land Registry Directorate completes the registration procedure. A nice bonus: notary offices are open on weekends as well, which is especially convenient for those coming to Turkey for a short stay.

When a Notary Is Required When Buying Real Estate

Involving a notary in Turkish real estate transactions is required in several typical situations:

• Drawing up a power of attorney (vekaletname). If the buyer cannot be present in person for the TAPU registration, they can issue a notarized power of attorney to a representative — a lawyer, real estate agent, or trusted person.
• Signing a preliminary contract. A notarized deposit agreement or preliminary contract between the seller and the buyer establishes the parties' obligations before the transfer of ownership.
• Complete sale and purchase transaction. Since 2023, a notary can handle the entire process — from drafting the contract to submitting the documents for registration with the Land Registry.
• Certifying translations. A notary certifies the translation of a foreign national's passport and other documents into Turkish.

Step-by-Step Procedure for Completing a Transaction at a Notary

Let's take a look at exactly how real estate registration at a notary in Turkey works — from preparation to obtaining the coveted TAPU:

1. Obtaining a tax number (vergi numarası). This is the first and mandatory step for a foreigner. A tax number can be obtained online on the Turkish Tax Authority website or in person at an office. Without it, it is impossible to register real estate, open a bank account, or sign contracts with utility services.
2. Opening a bank account. Most transactions involve opening an account in a Turkish bank — this is convenient for subsequent payment of utility bills and ensures transparency of settlements.
3. Currency conversion and obtaining a DAB. A foreigner is required to obtain a Döviz Alım Belgesi — a currency purchase certificate that confirms the legal import of funds into Turkey. Without this certificate, the Land Registry will not register the transaction.
4. Preparing documents. The seller and the buyer gather a complete set of papers (see the section below). If the transaction is handled entirely by the notary, a title deed extract and a certificate of no encumbrances will also be required.
5. Visiting the notary and signing the contract. On the appointed day, the parties meet at the notary. A translator is present (if one of the parties does not speak Turkish). The notary reads out the contract, checks the documents, verifies the identities of the participants, and invites them to sign the contract.
6. Registration with the Land Registry system. The notary enters the contract data into the TKGM (Tapu ve Kadastro Genel Müdürlüğü) information system and receives a registration number. The Land Registry checks the transaction and completes the registration.
7. Obtaining the TAPU. After the registration is completed, the buyer receives the certificate of ownership — the TAPU. The issuance period depends on the workload of the Land Registry office, but usually takes one to three business days.

Drawing Up a Notarized Power of Attorney (vekaletname)

A power of attorney is perhaps the most sought-after notarized document in Turkish real estate transactions. It allows the proxy to represent the interests of the buyer or seller without their personal presence.

What can be entrusted by power of attorney

• Signing the sale and purchase agreement and registering the TAPU;
• Submitting documents to government agencies;
• Opening a bank account and making payments;
• Connecting electricity and water subscriptions;
• Obtaining the ISKAN (building occupancy permit) and other licensing documents.

How to Draw Up a Power of Attorney

1. Visit any Turkish notary with the original foreign passport and its notarized translation into Turkish.
2. Provide your tax number (vergi numarası).
3. Submit two passport-size photos.
4. Clearly specify the scope of authority — lawyers recommend limiting the power of attorney to specific actions: purchasing a particular property, connecting utilities, but no more.
5. Sign the document in the presence of the notary and a translator.

The validity period of a real estate power of attorney is up to three years. If the power of attorney is drawn up abroad (for instance, at a Turkish consulate), it must be affixed with an apostille, and then the document is translated and certified by a notary in Turkey.

Documents Required for Notary Processing

The set of documents depends on the specific procedure — a power of attorney or a full sale and purchase transaction. A universal list looks like this:

• Foreign passport (original) and its notarized translation into Turkish;
• Individual tax number (vergi numarası);
• Two to three passport-size photos;
• DAB certificate (for a sale and purchase transaction);
• Land registry extract (tapu kaydı) for the property;
• Certificate of no debts on taxes and utility payments;
• Technical passport of the property (if available).

Cost of Notarial Services

Notary service fees vary depending on the region of Turkey and the complexity of the procedure. Estimated figures for 2024–2025:

• Power of attorney (vekaletname): from 1,500 to 5,000 Turkish lira (approximately $45–$150). In resort regions like Alanya, the cost can reach €400–450 for a comprehensive power of attorney with translation.
• Sale and purchase transaction at a notary: besides the notary fee, a contribution is charged to the revolving fund of the General Directorate of Land Registry — similar to a land registry tax.
• Notarized passport translation: from 500 to 1,500 lira depending on the translation bureau.

When a Notary Will Refuse a Transaction

Notaries are not omnipotent. The law clearly defines the cases in which a notary must refuse to proceed with a transaction:

• The identity of the legal owner cannot be identified based on cadastral data;
• There is a legal encumbrance on the property: seizure, mortgage, lien;
• There is no ISKAN (occupancy permit) — for new buildings;
• The DAB certificate has not been provided for the foreign buyer;
• The property is located in a restricted military zone or in an area where foreigners are prohibited from purchasing real estate.

That is why it is extremely important to conduct a full check of the legal cleanliness of the property before visiting the notary — either on your own or with the help of a specialized lawyer.

Advantages of Notarial Registration

Why consider completing the transaction at a notary instead of the Land Registry?

• Flexible schedule. Notaries work on weekdays and weekends — no need to fit into the working hours of government offices.
• Speed. The procedure at a notary is often faster due to less workload compared to the Tapu Müdürlüğü.
• All-in-one approach. At the notary, you can simultaneously certify translations, draw up a power of attorney, and sign a contract.
• Legal protection. The notary ensures that the contract complies with Turkish law and checks the legal capacity of the parties.

Conclusion

Completing a real estate transaction at a notary in Turkey is a modern, convenient, and legally safe way to conduct a deal. Since July 2023, notaries have become full-fledged participants in the real estate market, giving buyers and sellers more freedom and flexibility. To ensure the procedure goes smoothly, prepare a complete set of documents in advance, obtain a tax number, and consult a lawyer about the legal cleanliness of the property. Then the visit to a Turkish notary will become the final and pleasant step on the way to that coveted TAPU.