{"id":46926,"date":"2026-11-04T06:37:11","date_gmt":"2026-11-04T06:37:11","guid":{"rendered":"https:\/\/trupropertyturkey.com\/mirascilik-belgesi-certificate-of-inheritance-turkey\/"},"modified":"2026-11-04T06:37:11","modified_gmt":"2026-11-04T06:37:11","slug":"mirascilik-belgesi-certificate-of-inheritance-turkey","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/mirascilik-belgesi-certificate-of-inheritance-turkey\/","title":{"rendered":"Miras\u00e7\u0131l\u0131k Belgesi: Turkey&#8217;s Certificate of Inheritance Explained"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46926\" class=\"elementor elementor-46926 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-mib9a1c2 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"mib9a1c2\" data-element_type=\"section\" 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.mib-hero-content{padding:48px 16px 56px}\n  .mib-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .mib-grid{grid-template-columns:1fr;gap:12px}\n  .mib-strip-in{grid-template-columns:repeat(2,1fr)}\n  .mib-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .mib-step{gap:14px}\n  .mib-step-num{width:44px;height:44px;font-size:1rem}\n  .mib-steps::before{left:21px}\n  .mib-contact{padding:48px 0}\n}\n@media(max-width:480px){.mibc{padding:0 14px}}\n<\/style>\n\n<div class=\"mib\">\n\n<!-- HERO -->\n<section class=\"mib-hero\">\n  <div class=\"mib-hero-bg\"><\/div>\n  <div class=\"mib-hero-pat\"><\/div>\n  <div class=\"mib-hero-ov\"><\/div>\n  <div class=\"mib-hero-content\">\n    <span class=\"mib-eyebrow\">Inheritance &middot; Title Deed Transfer &middot; Updated November 2026<\/span>\n    <h1>Miras\u00e7\u0131l\u0131k Belgesi: Turkey&rsquo;s Certificate of Inheritance, Explained<\/h1>\n    <p class=\"mib-hero-sub\">When an owner of Turkish property dies, the heirs already own it &mdash; but they cannot prove it, register it or sell it until one document exists. This is what the miras\u00e7\u0131l\u0131k belgesi is, where it comes from, and why foreign families almost always take the longer of the two routes to get one.<\/p>\n    <div class=\"mib-hero-meta\">\n      <div class=\"mib-hm\">&#9878;&#65039; <strong>Turkish Civil Code Art. 598<\/strong><\/div>\n      <div class=\"mib-hm\">&#127963;&#65039; <strong>Notary or civil court of peace<\/strong><\/div>\n      <div class=\"mib-hm\">&#127482;&#127479; <strong>Written for foreign heirs<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"mib-strip\">\n  <div class=\"mibc\">\n    <div class=\"mib-strip-in\">\n      <div class=\"mib-si\"><span class=\"mib-sv\">Art. 598<\/span><span class=\"mib-sl\">Turkish Civil Code Basis<\/span><\/div>\n      <div class=\"mib-si\"><span class=\"mib-sv\">2 Routes<\/span><span class=\"mib-sl\">Notary Or Civil Court Of Peace<\/span><\/div>\n      <div class=\"mib-si\"><span class=\"mib-sv\">15 Days<\/span><span class=\"mib-sl\">To Report Registration To Tax Office<\/span><\/div>\n      <div class=\"mib-si\"><span class=\"mib-sv\">Art. 37<\/span><span class=\"mib-sl\">Foreign Certificates Need Turkish Approval<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + DATA SHEET -->\n<section class=\"mibs\">\n  <div class=\"mibc\">\n    <div class=\"mib-2col\">\n      <div class=\"mib-body\">\n        <span class=\"mibt\">Start Here<\/span>\n        <h2 class=\"mib-title\">You inherit at the moment of death. You prove it much later.<\/h2>\n        <p>Turkish succession law draws a line that trips up almost every foreign family dealing with a death for the first time. Under Article 599 of the Turkish Civil Code, heirs acquire the estate <strong>as a whole, by operation of law, at the moment the deceased dies<\/strong>. They acquire the rights in rem, the claims, the other property rights and the possession of movables and immovables directly &mdash; and they become personally liable for the deceased&rsquo;s debts. Nobody has to apply for any of that. It simply happens.<\/p>\n        <p>What does not happen automatically is the paperwork. The Land Registry still shows the deceased as the registered owner. The bank still has an account in the deceased&rsquo;s name. Nothing in the public record reflects the change until somebody produces a document that says, with official authority, who the heirs are. That document is the <strong>miras\u00e7\u0131l\u0131k belgesi<\/strong> &mdash; also called a <em>veraset ilam\u0131<\/em>, and rendered in English as a certificate of inheritance or certificate of succession.<\/p>\n        <div class=\"mib-hbox\">\n          <strong>The distinction that matters:<\/strong> the certificate does not create your rights, it evidences them. That is why a delay in obtaining it does not cost you the inheritance &mdash; but it does freeze everything you might want to <em>do<\/em> with the inheritance, because every institution you deal with will ask for it before it moves.\n        <\/div>\n        <p>The statutory basis is Article 598 of the Turkish Civil Code (Law No. 4721). Its first paragraph reads, in the official Turkish text: <em>&ldquo;Ba\u015fvurusu \u00fczerine yasal miras\u00e7\u0131 olduklar\u0131 belirlenenlere, sulh mahkemesince veya noterlik\u00e7e miras\u00e7\u0131l\u0131k s\u0131fatlar\u0131n\u0131 g\u00f6steren bir belge verilir.&rdquo;<\/em> In translation: on their application, a document showing their status as heirs is issued to those determined to be legal heirs, by the civil court of peace or by a notary.<\/p>\n        <p>Those two issuing authorities are the practical heart of this guide. One is fast and administrative. The other is slower and judicial. Which one applies to your family is not a matter of preference, and for foreign heirs the answer is usually the slower one. This guide covers why, what the document contains, how the title deed transfer actually works once you have it, and the tax rule that stops heirs selling a property they have just successfully registered. For the surrounding framework, see our guide to <a href=\"https:\/\/trupropertyturkey.com\/inheritance-law-in-turkey\/\">inheritance law in Turkey<\/a>.<\/p>\n      <\/div>\n      <div>\n        <div class=\"mib-ov\">\n          <div class=\"mib-ov-head\">\n            <h3>Miras\u00e7\u0131l\u0131k Belgesi &mdash; At a Glance<\/h3>\n            <p>The document, the authority and the legal basis<\/p>\n          <\/div>\n          <div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Turkish name<\/span><span class=\"mib-or\">Miras\u00e7\u0131l\u0131k belgesi<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Also called<\/span><span class=\"mib-or\">Veraset ilam\u0131<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">English<\/span><span class=\"mib-or\">Certificate of inheritance<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Legal basis<\/span><span class=\"mib-or burg\">Civil Code Art. 598<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Issued by<\/span><span class=\"mib-or\">Notary or civil court<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Notary route added<\/span><span class=\"mib-or\">1 October 2011<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">By which law<\/span><span class=\"mib-or\">Law No. 6217, Art. 19<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Foreign heir involved<\/span><span class=\"mib-or burg\">Court route<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Will involved<\/span><span class=\"mib-or burg\">Court route<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Can be challenged<\/span><span class=\"mib-or\">At any time<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Needed for tapu transfer<\/span><span class=\"mib-or\">Yes<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"mib-warn\" style=\"margin-top:22px;\">\n          <strong>Figures deliberately not stated.<\/strong> Notary and court fees, the revolving fund charge, inheritance tax rates and realistic timescales all change, and vary by province and by estate. We have left them out rather than print a number that may be stale by the time you read this. Confirm current figures with a licensed Turkish lawyer or your notary before you budget.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- WHO COUNTS AS AN HEIR -->\n<section class=\"mibs mibg\">\n  <div class=\"mibc mibct\">\n    <span class=\"mibt\">The Order Of Succession<\/span>\n    <h2 class=\"mib-title\">Who the certificate will name<\/h2>\n    <p class=\"mib-sub\">Turkish law does not let the deceased&rsquo;s wishes override the statutory order entirely, and it does not ask who lived in the property or who paid for it. It works through degrees of kinship, set out in Articles 495 to 501 of the Civil Code.<\/p>\n  <\/div>\n  <div class=\"mibc\">\n    <div class=\"mib-grid\">\n      <div class=\"mib-pc\"><span class=\"mib-pc-icon\">&#128102;<\/span><h3>First degree: descendants<\/h3><p>The deceased&rsquo;s children inherit in equal shares. A child who died before the deceased is replaced by their own descendants, at every level &mdash; so grandchildren step into a deceased parent&rsquo;s place rather than being excluded.<\/p><\/div>\n      <div class=\"mib-pc\"><span class=\"mib-pc-icon\">&#128116;<\/span><h3>Second degree: parents<\/h3><p>Where there are no descendants, the mother and father inherit in equal shares. A parent who predeceased is likewise replaced by their own descendants &mdash; which is how the deceased&rsquo;s siblings, nieces and nephews enter the picture.<\/p><\/div>\n      <div class=\"mib-pc\"><span class=\"mib-pc-icon\">&#128116;&#8205;&#9794;&#65039;<\/span><h3>Third degree: grandparents<\/h3><p>Where there are no descendants, no parents and no descendants of parents, the grandparents inherit equally, again with substitution by their own descendants at every level.<\/p><\/div>\n      <div class=\"mib-pc\"><span class=\"mib-pc-icon\">&#128141;<\/span><h3>The surviving spouse<\/h3><p>The spouse inherits alongside whichever group applies: one quarter of the estate with the descendants, one half with the parents&rsquo; group, three quarters with the grandparents&rsquo; group and their children &mdash; and the whole estate where none of those exist.<\/p><\/div>\n      <div class=\"mib-pc\"><span class=\"mib-pc-icon\">&#128106;<\/span><h3>Adopted children<\/h3><p>An adopted child and their descendants inherit from the adopter as though they were blood relatives, and they keep their inheritance rights in their original family. The relationship is not reciprocal: the adopter and the adopter&rsquo;s relatives do not inherit from the adopted child.<\/p><\/div>\n      <div class=\"mib-pc\"><span class=\"mib-pc-icon\">&#127963;&#65039;<\/span><h3>No heirs at all<\/h3><p>Where a person dies leaving no heirs, Article 501 provides that the estate passes to the State. This is the backstop that makes establishing the family tree properly a matter of substance rather than formality.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- NOTARY VS COURT -->\n<section class=\"mibs\">\n  <div class=\"mibc\">\n    <div class=\"mib-2col\">\n      <div class=\"mib-body\">\n        <span class=\"mibt\">The Two Routes<\/span>\n        <h2 class=\"mib-title\">Why foreign families usually end up in court<\/h2>\n        <p>Until 2011 there was only one way to obtain a certificate of inheritance in Turkey: you applied to the Sulh Hukuk Mahkemesi, the civil court of peace. That changed when <strong>Article 19 of Law No. 6217, dated 31 March 2011, inserted the words &ldquo;or by a notary&rdquo; into Article 598<\/strong>, with effect from 1 October 2011. For ordinary Turkish families the reform was a significant convenience: a straightforward succession could be dealt with across a notary&rsquo;s counter instead of through a court file.<\/p>\n        <p>The reason it rarely helps foreign families lies in <em>how<\/em> a notary reaches a decision. The notary is not conducting an investigation. The notary is reading the Turkish population register &mdash; the n\u00fcfus kay\u0131tlar\u0131 &mdash; and confirming that the family relationships recorded there produce an unambiguous answer. Where the register answers the question on its face, a notary can issue. Where it does not, the notary has nothing to work from.<\/p>\n        <p>A foreign heir typically has no Turkish population record at all. A marriage contracted abroad, a child born abroad, a stepfamily, a divorce recorded in another jurisdiction &mdash; none of these necessarily appear in the Turkish register in the form a notary would need. Turkish practitioners consistently report the same set of circumstances pushing an application to the court: a foreign national among the heirs, contradictory or incomplete register entries, a dispute over parentage, or the existence of a will.<\/p>\n        <div class=\"mib-hbox\">\n          <strong>A point of law worth knowing:<\/strong> the second paragraph of Article 598 deals separately with people who inherit under a will rather than by the statutory order &mdash; appointed heirs and legatees. For them the certificate is issued <em>by the civil court of peace only<\/em>, and only if no objection is raised within one month of the disposition being notified to the heirs and other legatees. There is no notary shortcut where a <a href=\"https:\/\/trupropertyturkey.com\/vasiyetname-turkish-will-property\/\">Turkish will<\/a> is in play.\n        <\/div>\n        <p>None of this makes the court route alarming. It is a non-contentious application in the ordinary case, and heirs living abroad do not have to appear in person: a notarised special power of attorney allows a Turkish lawyer to conduct the matter on their behalf. See our guide to <a href=\"https:\/\/trupropertyturkey.com\/power-of-attorney-turkey-property\/\">powers of attorney for Turkish property<\/a> for how that document needs to be drawn and legalised.<\/p>\n        <p>What the court route does require is realistic planning. It is a judicial process with a file, a hearing and a judgment, and it sits at the front of every other step &mdash; you cannot transfer the <a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">title deed<\/a>, close a bank account or deal with the tax office until it has produced a certificate.<\/p>\n      <\/div>\n      <div>\n        <div class=\"mib-ov\">\n          <div class=\"mib-ov-head\">\n            <h3>Which Route Applies<\/h3>\n            <p>Read against your own family&rsquo;s circumstances<\/p>\n          <\/div>\n          <div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">All heirs Turkish, clear register<\/span><span class=\"mib-or\">Notary<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">A foreign national among heirs<\/span><span class=\"mib-or burg\">Court<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Contradictory register entries<\/span><span class=\"mib-or burg\">Court<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Dispute over parentage<\/span><span class=\"mib-or burg\">Court<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">A will exists<\/span><span class=\"mib-or burg\">Court<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Appointed heir or legatee<\/span><span class=\"mib-or burg\">Court only<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Objection window (Art. 598\/2)<\/span><span class=\"mib-or\">One month<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Heir living abroad<\/span><span class=\"mib-or\">Act via power of attorney<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"mib-warn\" style=\"margin-top:22px;\">\n          <strong>A foreign grant is not a shortcut.<\/strong> A probate grant, succession certificate or equivalent order from another country has no direct effect in Turkey. It must first be approved by the Turkish courts under Article 37 of the Land Registry Law before the Land Registry will act on it &mdash; a separate proceeding that comes before, not instead of, the steps below.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- COMPARISON -->\n<section class=\"mibs mibg\">\n  <div class=\"mibc mibct\">\n    <span class=\"mibt\">Side By Side<\/span>\n    <h2 class=\"mib-title\">Notary route vs civil court route<\/h2>\n    <p class=\"mib-sub\">Both produce a certificate of inheritance with the same legal standing. What differs is who may use each route, and what the process involves.<\/p>\n  <\/div>\n  <div class=\"mibc\">\n    <div class=\"mib-compare-wrap\">\n      <table class=\"mib-compare\">\n        <thead>\n          <tr><th>Question<\/th><th>Notary (noterlik)<\/th><th>Civil court of peace (sulh hukuk mahkemesi)<\/th><\/tr>\n        <\/thead>\n        <tbody>\n          <tr><td>Named in Civil Code Art. 598<\/td><td class=\"yes\">Yes &mdash; since 1 Oct 2011<\/td><td class=\"yes\">Yes &mdash; the original route<\/td><\/tr>\n          <tr><td>Decides on the population register alone<\/td><td class=\"yes\">Yes<\/td><td class=\"no\">No &mdash; can examine wider evidence<\/td><\/tr>\n          <tr><td>Available where an heir is a foreign national<\/td><td class=\"no\">Generally no<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Available where a will exists<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Available for an appointed heir or legatee<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes &mdash; Art. 598\/2, after one month<\/td><\/tr>\n          <tr><td>Available where register entries conflict<\/td><td class=\"no\">No<\/td><td class=\"yes\">Yes<\/td><\/tr>\n          <tr><td>Heir can act through a representative<\/td><td class=\"yes\">Yes &mdash; power of attorney<\/td><td class=\"yes\">Yes &mdash; power of attorney<\/td><\/tr>\n          <tr><td>Produces a document the Land Registry accepts<\/td><td class=\"yes\">Yes &mdash; original or certified copy<\/td><td class=\"yes\">Yes &mdash; original or certified copy<\/td><\/tr>\n          <tr><td>Can later be challenged as invalid<\/td><td class=\"yes\">Yes &mdash; at any time<\/td><td class=\"yes\">Yes &mdash; at any time<\/td><\/tr>\n          <tr><td>Typical route for a foreign family<\/td><td class=\"no\">Rarely available<\/td><td class=\"yes\">The usual route<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"mibs\">\n  <div class=\"mibc mibct\">\n    <span class=\"mibt\">The Sequence<\/span>\n    <h2 class=\"mib-title\">From death to a title deed in the heirs&rsquo; names<\/h2>\n    <p class=\"mib-sub\">The order matters more than the speed. Each step below depends on the one before it, and the document list is the one published by the General Directorate of Land Registry and Cadastre for an inheritance transfer.<\/p>\n  <\/div>\n  <div class=\"mibc\">\n    <div class=\"mib-steps\">\n      <div class=\"mib-step\"><div class=\"mib-step-num\">1<\/div><div class=\"mib-step-body\"><h3>Establish the death formally<\/h3><p>The death must be capable of proof in Turkey. Where the death occurred abroad, the foreign death certificate will generally need legalisation or an apostille and a sworn Turkish translation before any Turkish authority will work from it. This is administrative rather than difficult, but it is slow if left until someone needs it urgently.<\/p><\/div><\/div>\n      <div class=\"mib-step\"><div class=\"mib-step-num\">2<\/div><div class=\"mib-step-body\"><h3>Map the heirs before you apply<\/h3><p>Work out, against Articles 495 to 501, who the legal heirs actually are &mdash; including anyone who inherits by substitution for a predeceased parent or child. Doing this first tells you whether a notary can help you at all, and it avoids the far more disruptive scenario of an omitted heir surfacing after the estate has been dealt with.<\/p><\/div><\/div>\n      <div class=\"mib-step\"><div class=\"mib-step-num\">3<\/div><div class=\"mib-step-body\"><h3>Recognise any foreign succession document<\/h3><p>If the family already holds a grant or certificate from another country and intends to rely on it, that document must be approved by the Turkish courts under Article 37 of the Land Registry Law. Treat this as its own project with its own timetable. In many cases it is simpler to apply for a Turkish certificate directly than to import a foreign one.<\/p><\/div><\/div>\n      <div class=\"mib-step\"><div class=\"mib-step-num\">4<\/div><div class=\"mib-step-body\"><h3>Apply for the miras\u00e7\u0131l\u0131k belgesi<\/h3><p>Apply to a notary where the succession is plain from the Turkish population register, and to the Sulh Hukuk Mahkemesi in every other case &mdash; which, for families with a foreign heir or a will, means the court. Heirs abroad can appoint a Turkish lawyer under a notarised special power of attorney rather than travelling.<\/p><\/div><\/div>\n      <div class=\"mib-step\"><div class=\"mib-step-num\">5<\/div><div class=\"mib-step-body\"><h3>Deal with the inheritance and transfer tax<\/h3><p>The estate has to be declared to the tax office. The registration of the property itself is not held up while the tax is assessed, but, as the next step explains, the tax position does control what the heirs can do with the property afterwards. Read our guide to the <a href=\"https:\/\/trupropertyturkey.com\/veraset-ve-intikal-vergisi-turkey\/\">veraset ve intikal vergisi<\/a> alongside this one.<\/p><\/div><\/div>\n      <div class=\"mib-step\"><div class=\"mib-step-num\">6<\/div><div class=\"mib-step-body\"><h3>Assemble the Land Registry file<\/h3><p>Four things: identity documents for the parties and any representatives &mdash; for foreigners, an identity document issued by their own country or a passport; the representation document where someone acts for an heir; the certificate of inheritance as an original or certified copy; and a <a href=\"https:\/\/trupropertyturkey.com\/dask-earthquake-insurance-turkey\/\">DASK earthquake insurance<\/a> policy where the property is classed as a building.<\/p><\/div><\/div>\n      <div class=\"mib-step\"><div class=\"mib-step-num\">7<\/div><div class=\"mib-step-body\"><h3>Lodge the application through Web Tapu<\/h3><p>One of the heirs makes the application through <a href=\"https:\/\/trupropertyturkey.com\/web-tapu-turkey-online-land-registry\/\">Web Tapu<\/a>, the Land Registry&rsquo;s online channel. Heirs can see property still registered in the deceased&rsquo;s name there even before the transfer has been made, which is a useful way to confirm what the estate actually contains.<\/p><\/div><\/div>\n      <div class=\"mib-step\"><div class=\"mib-step-num\">8<\/div><div class=\"mib-step-body\"><h3>Pay the fee and attend to sign<\/h3><p>The Land Registry Directorate notifies the revolving fund fee by SMS. Once it has been paid, the heirs attend the relevant land registry office at the appointment given and complete the signature stage, at which point the transaction is carried out and the register is updated into the heirs&rsquo; names.<\/p><\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- THE TAX TRAP -->\n<section class=\"mibs mibg\">\n  <div class=\"mibc\">\n    <div class=\"mib-2col\">\n      <div class=\"mib-body\">\n        <span class=\"mibt\">The Rule Heirs Miss<\/span>\n        <h2 class=\"mib-title\">Registered in your name is not the same as free to sell<\/h2>\n        <p>This is the single most commonly misunderstood point in a Turkish inheritance, and it catches heirs precisely because the first half of the rule is so accommodating.<\/p>\n        <p>Under Article 19\/2 of the Inheritance and Transfer Tax Law (Law No. 7338), as set out in the Land Registry&rsquo;s own published guidance, the registration of an inherited immovable <strong>is carried out without waiting for the inheritance and transfer tax to be assessed<\/strong> &mdash; provided the result is reported to the relevant tax office within <strong>fifteen days<\/strong> of the registration date. In other words, the state does not make heirs wait for a tax calculation before putting the property into their names.<\/p>\n        <p>The second half of the same provision is what matters. Until the inheritance and transfer tax attributable to that property has been <strong>paid in full<\/strong>, the property cannot be transferred or conveyed, and no right in rem may be established over it. No sale. No gift. No mortgage.<\/p>\n        <div class=\"mib-warn\">\n          <strong>How this goes wrong in practice:<\/strong> an heir completes the transfer, sees the title deed issued in their own name, and reasonably concludes the inheritance is finished. They accept an offer on the property, take a deposit, and agree a completion date &mdash; and only then discover that the outstanding inheritance tax blocks the conveyance. The cure is simply to pay the tax, but the timetable it wrecks can be expensive.\n        <\/div>\n        <p>The practical lesson is to treat the tax position as part of the inheritance process rather than as an afterthought that follows it. If any heir is likely to want to sell, raise finance against the property, or restructure ownership between the heirs, settle the inheritance tax first and confirm in writing that nothing is outstanding against that specific property.<\/p>\n        <p>Where several heirs inherit one property together, there is a further layer worth understanding early: the form in which they hold it between themselves, and what has to happen before any one of them can deal with their share. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\">shared title deeds in Turkey<\/a> covers how co-ownership works on the register and the practical consequences for selling.<\/p>\n      <\/div>\n      <div>\n        <div class=\"mib-ov\">\n          <div class=\"mib-ov-head\">\n            <h3>After Registration &mdash; What You Can Do<\/h3>\n            <p>With inheritance tax still outstanding on the property<\/p>\n          <\/div>\n          <div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Be registered as owner<\/span><span class=\"mib-or\">Yes<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Hold and occupy the property<\/span><span class=\"mib-or\">Yes<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Sell or convey it<\/span><span class=\"mib-or burg\">Blocked<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Gift it<\/span><span class=\"mib-or burg\">Blocked<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Create a mortgage over it<\/span><span class=\"mib-or burg\">Blocked<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Create any right in rem<\/span><span class=\"mib-or burg\">Blocked<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Report registration to tax office<\/span><span class=\"mib-or\">Within 15 days<\/span><\/div>\n            <div class=\"mib-ov-row\"><span class=\"mib-ol\">Restriction lifted by<\/span><span class=\"mib-or\">Paying the tax in full<\/span><\/div>\n          <\/div>\n        <\/div>\n        <div class=\"mib-hbox\" style=\"margin-top:22px;\">\n          <strong>Before you market an inherited property,<\/strong> ask your lawyer to confirm two things in writing: that the inheritance and transfer tax attributable to that specific property has been paid in full, and that the register carries no annotation that would obstruct a conveyance. Both checks are quick. Neither is automatic.\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"mib-cta-strip\">\n  <div class=\"mibc\">\n    <div class=\"mib-cta-in\">\n      <div>\n        <h3>Inherited Turkish property and not sure where to start?<\/h3>\n        <p>We work with licensed Turkish lawyers on succession files, from the certificate of inheritance through to the title deed transfer.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"mibbtn\">Speak to Our Team &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"mibs\">\n  <div class=\"mibc mibct\">\n    <span class=\"mibt\">FAQ<\/span>\n    <h2 class=\"mib-title\">Miras\u00e7\u0131l\u0131k belgesi &mdash; frequently asked questions<\/h2>\n    <p class=\"mib-sub\">The questions foreign heirs ask most often about Turkey&rsquo;s certificate of inheritance.<\/p>\n  <\/div>\n  <div class=\"mibc\">\n    <div class=\"mib-faq-list\">\n      <div class=\"mib-faq-item\">\n        <div class=\"mib-faq-q\" onclick=\"mibFaq(this)\">What is a miras\u00e7\u0131l\u0131k belgesi?<span class=\"mib-faq-icon\">+<\/span><\/div>\n        <div class=\"mib-faq-a\">A miras\u00e7\u0131l\u0131k belgesi &mdash; also called a veraset ilam\u0131, and usually translated as a certificate of inheritance or certificate of succession &mdash; is the official document that names who the legal heirs of a deceased person are and what share each one takes. Article 598 of the Turkish Civil Code (Law No. 4721) provides that, on application, a document showing their status as heirs is issued to those determined to be legal heirs, by the civil court of peace or by a notary. It is not what makes you an heir: under Article 599 heirs acquire the estate as a whole by operation of law at the moment of death. The certificate is the proof of that status, and it is the document the Land Registry, banks and tax offices will ask to see.<\/div>\n      <\/div>\n      <div class=\"mib-faq-item\">\n        <div class=\"mib-faq-q\" onclick=\"mibFaq(this)\">Do I get it from a notary or from a court?<span class=\"mib-faq-icon\">+<\/span><\/div>\n        <div class=\"mib-faq-a\">Both routes exist, and Article 598 names them in the same sentence. The notary route is the newer of the two: the words &lsquo;or by a notary&rsquo; were added to Article 598 by Article 19 of Law No. 6217 of 31 March 2011, with effect from 1 October 2011. In practice a notary can act only where the line of succession is plain from the Turkish population register, because that register is what the notary checks. Where it is not plain &mdash; a foreign heir with no Turkish population record, contradictory entries, a dispute over parentage, or a will &mdash; the application goes to the Sulh Hukuk Mahkemesi, the civil court of peace. For most foreign families this means the court route rather than the notary route.<\/div>\n      <\/div>\n      <div class=\"mib-faq-item\">\n        <div class=\"mib-faq-q\" onclick=\"mibFaq(this)\">Can a foreign heir use a certificate issued in their own country?<span class=\"mib-faq-icon\">+<\/span><\/div>\n        <div class=\"mib-faq-a\">Not on its own. The General Directorate of Land Registry and Cadastre, in its published guidance on inheritance transfers, states that certificates of inheritance obtained from courts abroad must be approved by the Turkish courts under Article 37 of the Land Registry Law before they can be used. A grant of probate from London, a European Certificate of Succession or an equivalent document from anywhere else does not take effect in Turkey by itself. It has to go through the Turkish recognition procedure first. Factor that step into your timetable, because it is a court process in its own right and it sits in front of everything else.<\/div>\n      <\/div>\n      <div class=\"mib-faq-item\">\n        <div class=\"mib-faq-q\" onclick=\"mibFaq(this)\">What do I actually need to transfer the title deed into the heirs' names?<span class=\"mib-faq-icon\">+<\/span><\/div>\n        <div class=\"mib-faq-a\">The Land Registry's published list for an inheritance transfer has four items: an identity document for the parties and for any representatives &mdash; for foreigners, an identity document issued by their own country or a passport; a representation document where someone is acting for an heir, such as a power of attorney or a guardianship decision; the certificate of inheritance itself, as an original or a certified copy from the civil court of peace or a notary; and a compulsory earthquake insurance (DASK) policy where the property is classed as a building. One of the heirs then lodges the application through Web Tapu, the Land Registry notifies the revolving fund fee by SMS, and once it is paid the heirs attend at the appointment given to complete the signature stage.<\/div>\n      <\/div>\n      <div class=\"mib-faq-item\">\n        <div class=\"mib-faq-q\" onclick=\"mibFaq(this)\">Can the heirs sell the property as soon as it is registered in their names?<span class=\"mib-faq-icon\">+<\/span><\/div>\n        <div class=\"mib-faq-a\">No &mdash; not until the inheritance tax on that property has been paid in full. Under Article 19\/2 of the Inheritance and Transfer Tax Law (Law No. 7338), as summarised in the Land Registry's own guidance, the registration of an inherited immovable is carried out without waiting for the inheritance tax to be assessed, provided the result is reported to the relevant tax office within fifteen days of the registration date. But until the inheritance tax attributable to that property is fully paid, it cannot be transferred or conveyed and no right in rem can be established over it. Heirs who assume registration equals a clean, sellable title are the ones who discover the block at the worst possible moment.<\/div>\n      <\/div>\n      <div class=\"mib-faq-item\">\n        <div class=\"mib-faq-q\" onclick=\"mibFaq(this)\">Is a certificate of inheritance final once it has been issued?<span class=\"mib-faq-icon\">+<\/span><\/div>\n        <div class=\"mib-faq-a\">No. Article 598 of the Turkish Civil Code states plainly that the invalidity of a certificate of inheritance may be asserted at any time, and it separately reserves the right to bring an action to annul a disposition made on death. A certificate is strong evidence of who the heirs are, not an unchallengeable determination. If an heir surfaces who was not on the certificate, or a will appears later, the position can be reopened. This is one reason to establish the full family picture properly at the start rather than taking the quickest document available and hoping nothing else comes to light.<\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- FURTHER READING -->\n<section class=\"mibs\">\n  <div class=\"mibc mibct\">\n    <span class=\"mibt\">Keep Reading<\/span>\n    <h2 class=\"mib-title\">Where to go next<\/h2>\n    <p class=\"mib-sub\">The rest of our Turkish succession and title deed library.<\/p>\n  <\/div>\n  <div class=\"mibc\">\n    <div class=\"mib-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/inheritance-law-in-turkey\/\">Inheritance law in Turkey<\/a> &mdash; the wider framework, forced heirship and what foreign owners should plan for.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/vasiyetname-turkish-will-property\/\">Vasiyetname: making a Turkish will<\/a> &mdash; how a will changes the succession and why it forces the court route.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/veraset-ve-intikal-vergisi-turkey\/\">Veraset ve intikal vergisi<\/a> &mdash; Turkey&rsquo;s inheritance and transfer tax, and how it is declared.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">Tapu: the Turkish title deed<\/a> &mdash; what the register records and how to read it.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/web-tapu-turkey-online-land-registry\/\">Web Tapu<\/a> &mdash; the Land Registry&rsquo;s online system and what heirs can see in it.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/power-of-attorney-turkey-property\/\">Power of attorney for Turkish property<\/a> &mdash; acting from abroad without travelling.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/hisseli-tapu-shared-title-deed-turkey\/\">Hisseli tapu: shared title deeds<\/a> &mdash; co-ownership between heirs and what it means for selling.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services<\/a> &mdash; title work, due diligence and succession support.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides<\/a> &mdash; the full library for foreign owners and buyers.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DISCLAIMER -->\n<section class=\"mibs mibg\" style=\"padding-top:0;\">\n  <div class=\"mibc\">\n    <div class=\"mib-body\" style=\"max-width:820px;margin:0 auto;\">\n      <div class=\"mib-warn\">\n        <strong>This guide is general information, not legal or tax advice.<\/strong> Turkish succession procedure, inheritance tax and Land Registry practice change, and the right route for your family depends on facts this article cannot know &mdash; nationality, where the death occurred, whether a will exists and how the population register reads. We have deliberately omitted fees, tax rates and timescales rather than publish figures that may have moved. Confirm the current position, and every figure, with a licensed Turkish lawyer or your notary before you act.\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"mib-contact\" id=\"mib-contact\">\n  <div class=\"mibc\">\n    <div class=\"mib-contact-inner\">\n      <div>\n        <span style=\"display:inline-block;background:rgba(255,255,255,.15);color:#fff!important;font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:5px 15px;border-radius:100px;margin-bottom:18px;\">Succession Support<\/span>\n        <h2 style=\"font-family:'Playfair Display',serif;font-size:clamp(1.5rem,4vw,2.1rem);color:#fff!important;margin-bottom:10px;line-height:1.2;\">Get the certificate right the first time<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Tell us what the estate contains and where the heirs are resident, and we will tell you which route applies, what has to be recognised in Turkey first, and what the Land Registry will need. We work with licensed Turkish lawyers and notaries throughout.<\/p>\n        <div class=\"mib-contact-meta\">\n          <div class=\"mib-ci\"><span>&#9878;&#65039;<\/span><span class=\"mib-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Succession &amp; Title<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"mib-ci\"><span>&#128220;<\/span><span class=\"mib-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Inheritance Law<\/strong><a href=\"https:\/\/trupropertyturkey.com\/inheritance-law-in-turkey\/\">Inheritance in Turkey &rarr;<\/a><\/span><\/div>\n          <div class=\"mib-ci\"><span>&#128214;<\/span><span class=\"mib-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Guides<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey property guides &rarr;<\/a><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"mibbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"mib-form-wrap\">\n        <iframe aria-label=\"Contact Us\" frameborder=\"0\" style=\"height:520px;width:100%;border:none;display:block;\" data-src=\"https:\/\/forms.zohopublic.com\/elchintru1\/form\/ContactUs\/formperma\/_DensyNXfgDItjE-TsZ92uQERcSIhTnizr-QPf3wrBk\" src=\"data:image\/svg+xml;base64,PHN2ZyB3aWR0aD0iMSIgaGVpZ2h0PSIxIiB4bWxucz0iaHR0cDovL3d3dy53My5vcmcvMjAwMC9zdmciPjwvc3ZnPg==\" class=\"lazyload\" data-load-mode=\"0\"><\/iframe>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div class=\"mib-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/turkey-property-guides\/\">Turkey Property Guides<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal Services<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/contact\/\">Contact<\/a>\n<\/div>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"@id\": \"https:\/\/trupropertyturkey.com\/mirascilik-belgesi-certificate-of-inheritance-turkey\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/mirascilik-belgesi-certificate-of-inheritance-turkey\/\",\n  \"name\": \"Miras\u00e7\u0131l\u0131k Belgesi \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is a miras\u00e7\u0131l\u0131k belgesi?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"A miras\u00e7\u0131l\u0131k belgesi \u2014 also called a veraset ilam\u0131, and usually translated as a certificate of inheritance or certificate of succession \u2014 is the official document that names who the legal heirs of a deceased person are and what share each one takes. Article 598 of the Turkish Civil Code (Law No. 4721) provides that, on application, a document showing their status as heirs is issued to those determined to be legal heirs, by the civil court of peace or by a notary. It is not what makes you an heir: under Article 599 heirs acquire the estate as a whole by operation of law at the moment of death. The certificate is the proof of that status, and it is the document the Land Registry, banks and tax offices will ask to see.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Do I get it from a notary or from a court?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Both routes exist, and Article 598 names them in the same sentence. The notary route is the newer of the two: the words \u2018or by a notary\u2019 were added to Article 598 by Article 19 of Law No. 6217 of 31 March 2011, with effect from 1 October 2011. In practice a notary can act only where the line of succession is plain from the Turkish population register, because that register is what the notary checks. Where it is not plain \u2014 a foreign heir with no Turkish population record, contradictory entries, a dispute over parentage, or a will \u2014 the application goes to the Sulh Hukuk Mahkemesi, the civil court of peace. For most foreign families this means the court route rather than the notary route.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can a foreign heir use a certificate issued in their own country?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Not on its own. The General Directorate of Land Registry and Cadastre, in its published guidance on inheritance transfers, states that certificates of inheritance obtained from courts abroad must be approved by the Turkish courts under Article 37 of the Land Registry Law before they can be used. A grant of probate from London, a European Certificate of Succession or an equivalent document from anywhere else does not take effect in Turkey by itself. It has to go through the Turkish recognition procedure first. Factor that step into your timetable, because it is a court process in its own right and it sits in front of everything else.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What do I actually need to transfer the title deed into the heirs' names?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The Land Registry's published list for an inheritance transfer has four items: an identity document for the parties and for any representatives \u2014 for foreigners, an identity document issued by their own country or a passport; a representation document where someone is acting for an heir, such as a power of attorney or a guardianship decision; the certificate of inheritance itself, as an original or a certified copy from the civil court of peace or a notary; and a compulsory earthquake insurance (DASK) policy where the property is classed as a building. One of the heirs then lodges the application through Web Tapu, the Land Registry notifies the revolving fund fee by SMS, and once it is paid the heirs attend at the appointment given to complete the signature stage.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can the heirs sell the property as soon as it is registered in their names?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No \u2014 not until the inheritance tax on that property has been paid in full. Under Article 19\/2 of the Inheritance and Transfer Tax Law (Law No. 7338), as summarised in the Land Registry's own guidance, the registration of an inherited immovable is carried out without waiting for the inheritance tax to be assessed, provided the result is reported to the relevant tax office within fifteen days of the registration date. But until the inheritance tax attributable to that property is fully paid, it cannot be transferred or conveyed and no right in rem can be established over it. Heirs who assume registration equals a clean, sellable title are the ones who discover the block at the worst possible moment.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Is a certificate of inheritance final once it has been issued?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No. Article 598 of the Turkish Civil Code states plainly that the invalidity of a certificate of inheritance may be asserted at any time, and it separately reserves the right to bring an action to annul a disposition made on death. A certificate is strong evidence of who the heirs are, not an unchallengeable determination. If an heir surfaces who was not on the certificate, or a will appears later, the position can be reopened. This is one reason to establish the full family picture properly at the start rather than taking the quickest document available and hoping nothing else comes to light.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction mibFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('mib-open');document.querySelectorAll('.mib-faq-item.mib-open').forEach(function(i){i.classList.remove('mib-open');});if(!wasOpen)item.classList.add('mib-open');}\n(function(){function init(){var w=document.querySelector('.mib');if(!w)return;var e=w.parentElement;while(e&&e!==document.documentElement){e.style.setProperty('padding-left','0px','important');e.style.setProperty('padding-right','0px','important');e.style.setProperty('padding-top','0px','important');e.style.setProperty('overflow','visible','important');e.style.setProperty('max-width','none','important');e=e.parentElement;}['.post-header-wrap','.post-thumbnail-wrap'].forEach(function(s){var 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names.<\/p>","protected":false},"author":3,"featured_media":24589,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46926","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Miras\u00e7\u0131l\u0131k Belgesi: Certificate of Inheritance<\/title>\n<meta name=\"description\" content=\"Miras\u00e7\u0131l\u0131k belgesi explained: what Turkey&#039;s certificate of inheritance is, whether a notary or court issues it, and how heirs transfer the title deed.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" 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