{"id":46935,"date":"2026-11-11T06:30:34","date_gmt":"2026-11-11T06:30:34","guid":{"rendered":"https:\/\/trupropertyturkey.com\/ipotek-mortgage-lien-turkish-title-deed\/"},"modified":"2026-11-11T06:30:34","modified_gmt":"2026-11-11T06:30:34","slug":"ipotek-mortgage-lien-turkish-title-deed","status":"publish","type":"post","link":"https:\/\/trupropertyturkey.com\/fa\/ipotek-mortgage-lien-turkish-title-deed\/","title":{"rendered":"\u0130potek: How a Mortgage Lien Works on a Turkish Title Deed"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"46935\" class=\"elementor elementor-46935 elementor-bc-flex-widget\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-ipk1a1 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"ipk1a1\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container 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*\/\n.ipk-contact{background:#3d001e;padding:60px 0}\n.ipk-contact-inner{display:grid;grid-template-columns:1fr 1.4fr;gap:52px;align-items:start}\n.ipk-contact-meta{display:flex;flex-direction:column;gap:14px;margin-top:20px}\n.ipk-ci{display:flex;gap:12px;align-items:flex-start}\n.ipk-ci span:first-child{font-size:1.1rem;flex-shrink:0;margin-top:2px}\n.ipk-ci-text{font-size:.86rem;color:rgba(255,255,255,.7)!important;line-height:1.5}\n.ipk-ci a{color:rgba(255,255,255,.9)!important;text-decoration:underline!important}\n.ipk-form-wrap{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:14px;overflow:hidden}\n.ipk-footer-strip{background:#660033;color:rgba(255,255,255,.8)!important;text-align:center;padding:14px 20px;font-size:.75rem;line-height:1.6}\n.ipk-footer-strip a{color:rgba(255,255,255,.8)!important}\n\n\/* RESPONSIVE *\/\n@media(max-width:960px){\n  .ipk-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ipk-protect{grid-template-columns:1fr 1fr}\n  .ipk-2col{grid-template-columns:1fr;gap:36px}\n  .ipk-contact-inner{grid-template-columns:1fr;gap:36px}\n  .ipk-cta-in{flex-direction:column;text-align:center}\n}\n@media(max-width:640px){\n  .ipkc{padding:0 16px}\n  .ipks{padding:44px 0}\n  .ipk-hero{min-height:auto}\n  .ipk-hero-content{padding:48px 16px 56px}\n  .ipk-hero h1{font-size:clamp(1.75rem,7.5vw,2.5rem)}\n  .ipk-protect{grid-template-columns:1fr;gap:12px}\n  .ipk-strip-in{grid-template-columns:repeat(2,1fr)}\n  .ipk-title{font-size:clamp(1.4rem,6vw,1.85rem)}\n  .ipk-step{gap:14px}\n  .ipk-step-num{width:44px;height:44px;font-size:1rem}\n  .ipk-steps::before{left:21px}\n  .ipk-contact{padding:48px 0}\n}\n@media(max-width:480px){.ipkc{padding:0 14px}}\n<\/style>\n\n<div class=\"ipk\">\n\n<!-- HERO -->\n<section class=\"ipk-hero\">\n  <div class=\"ipk-hero-bg\"><\/div>\n  <div class=\"ipk-hero-pat\"><\/div>\n  <div class=\"ipk-hero-ov\"><\/div>\n  <div class=\"ipk-hero-content\">\n    <span class=\"ipk-eyebrow\">Title Deed Due Diligence &middot; Foreign Buyer Guide &middot; Updated November 2026<\/span>\n    <h1>&#304;potek: How a Mortgage Lien Works on a Turkish Title Deed<\/h1>\n    <p class=\"ipk-hero-sub\">An <em>ipotek<\/em> is a mortgage &mdash; a security right the owner granted deliberately, registered against the property and ranked. It does not stop the property being sold, and it does not follow the seller out of the door. Here is how it is created, what it actually secures, how ranking works, and how it comes off.<\/p>\n    <div class=\"ipk-hero-meta\">\n      <div class=\"ipk-hm\">&#127974; <strong>Civil Code arts. 850&ndash;897<\/strong><\/div>\n      <div class=\"ipk-hm\">&#128274; <strong>A registered right, not an annotation<\/strong><\/div>\n      <div class=\"ipk-hm\">&#127481;&#127479; <strong>Written for non-resident buyers<\/strong><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DATA STRIP -->\n<div class=\"ipk-strip\">\n  <div class=\"ipkc\">\n    <div class=\"ipk-strip-in\">\n      <div class=\"ipk-si\"><span class=\"ipk-sv\">Art. 881<\/span><span class=\"ipk-sl\">Secures Present Or Future Claims<\/span><\/div>\n      <div class=\"ipk-si\"><span class=\"ipk-sv\">Fixed Rank<\/span><span class=\"ipk-sl\">No Automatic Promotion<\/span><\/div>\n      <div class=\"ipk-si\"><span class=\"ipk-sv\">Art. 873<\/span><span class=\"ipk-sl\">Forfeiture Clauses Are Void<\/span><\/div>\n      <div class=\"ipk-si\"><span class=\"ipk-sv\">30 Days<\/span><span class=\"ipk-sl\">Fixed-Term Removal Window<\/span><\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- INTRO + QUICK FACTS -->\n<section class=\"ipks\">\n  <div class=\"ipkc\">\n    <div class=\"ipk-2col\">\n      <div class=\"ipk-body\">\n        <span class=\"ipkt\">The Short Version<\/span>\n        <h2 class=\"ipk-title\">A consented security right, registered and ranked<\/h2>\n        \n        <p>Turkish law calls a security right over immovable property <em>ta&#351;&#305;nmaz rehni<\/em>. Article 850 of the Civil Code (Law No. 4721) allows it to take only three forms: <strong>ipotek<\/strong>, the mortgage debt instrument (<em>ipotekli bor&ccedil; senedi<\/em>) and the land charge certificate (<em>irat senedi<\/em>). In practice, almost everything a foreign buyer will ever meet on a Turkish title deed is the first of those.<\/p>\n        <p>The defining feature is consent. Unlike <a href=\"https:\/\/trupropertyturkey.com\/haciz-seizure-annotation-turkish-title-deed\/\">a haciz<\/a>, which a creditor obtains through an enforcement office without asking the owner, an ipotek exists because the owner agreed to grant it. That changes its legal category. Article 1008 of the Civil Code lists what gets <em>registered<\/em> in the land register &mdash; ownership, easements and property charges, and pledge rights. An ipotek is a pledge right, so it is a registered right in its own column, not an annotation sitting in the &scaron;erhler column.<\/p>\n        <p>Two formalities make it real. Article 856 provides that the pledge is created by registration in the land register, and that the contract establishing it is valid only if made in official form. Article 853 adds that a pledge right can only be established over immovables recorded in the land registry. There is no such thing as an informal, unregistered Turkish mortgage over registered land.<\/p>\n        <p>What it can secure is deliberately wide. Article 881 allows any claim to be secured by an ipotek &mdash; one that already exists, or one that has not yet arisen but whose arising is certain or probable. The same article makes a point that surprises people: <strong>the property given as security does not have to belong to the debtor<\/strong>. A parent can mortgage their flat to secure a company&rsquo;s borrowing.<\/p>\n        <div class=\"ipk-hbox\"><strong>The one-line version.<\/strong> An ipotek is a registered, ranked claim on a specific property for a stated amount. It survives a sale of the property. What it does <em>not<\/em> automatically do is make the new owner personally liable for the debt &mdash; those are two different questions, and article 888 keeps them apart.<\/div>\n        <p>For the wider map of what else can appear against a Turkish property, our guide to <a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">reading the encumbrances on a title deed<\/a> walks through the register column by column.<\/p>\n    \n      <\/div>\n      <div class=\"ipk-ov\">\n        <div class=\"ipk-ov-head\">\n          <h3>&#304;potek at a glance<\/h3>\n          <p>From the Civil Code, Law No. 4721, articles 850&ndash;897<\/p>\n        <\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Turkish term<\/span><span class=\"ipk-or burg\">&#304;potek<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Category<\/span><span class=\"ipk-or\">Ta&#351;&#305;nmaz rehni<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">On the deed as<\/span><span class=\"ipk-or\">A registered right<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Governing law<\/span><span class=\"ipk-or\">Civil Code arts. 850&ndash;897<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Created by<\/span><span class=\"ipk-or\">Registration (art. 856)<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Contract form<\/span><span class=\"ipk-or\">Official form, or void<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Owner&rsquo;s consent needed<\/span><span class=\"ipk-or burg\">Yes<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Secures<\/span><span class=\"ipk-or\">Present or future claims<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Debtor must own it<\/span><span class=\"ipk-or\">No (art. 881)<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Default currency<\/span><span class=\"ipk-or\">Turkish lira (art. 851)<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Foreign currency<\/span><span class=\"ipk-or\">Credit-institution loans only<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Ranking<\/span><span class=\"ipk-or\">Fixed rank (art. 871)<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Blocks a sale<\/span><span class=\"ipk-or\">No (art. 888)<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Forfeiture clause<\/span><span class=\"ipk-or\">Void (art. 873)<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Limitation on the claim<\/span><span class=\"ipk-or\">Suspended (art. 864)<\/span><\/div>\n    <div class=\"ipk-ov-row\"><span class=\"ipk-ol\">Ends by<\/span><span class=\"ipk-or\">Deletion, or total loss<\/span><\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- STEPS -->\n<section class=\"ipks ipkg\">\n  <div class=\"ipkc ipkct\">\n    <span class=\"ipkt\">Lifecycle<\/span>\n    <h2 class=\"ipk-title\">From signature to deletion<\/h2>\n    <p class=\"ipk-sub\">An ipotek has a clear beginning and a clear end. Most of the trouble foreign buyers have with one comes from assuming the end happens automatically.<\/p>\n  <\/div>\n  <div class=\"ipkc\">\n    <div class=\"ipk-steps\">\n      <div class=\"ipk-step\"><div class=\"ipk-step-num\">1<\/div><div class=\"ipk-step-body\"><h3>The parties agree, in official form<\/h3><p>A mortgage contract is drawn up in the official form article 856 requires. The parties fix the amount, and article 852 leaves them free to agree the interest rate, subject to any restrictive provisions elsewhere in the law. Where the amount of the claim is not certain, article 851 requires the parties to state the upper limit the property will secure.<\/p><\/div><\/div>\n      <div class=\"ipk-step\"><div class=\"ipk-step-num\">2<\/div><div class=\"ipk-step-body\"><h3>It is registered, at a rank<\/h3><p>Registration in the land register is what brings the pledge into existence. Under article 870 the security it provides is limited to the rank stated in the registration, and a pledge can be created at second or lower rank provided the amount ranking ahead of it is stated. The registrar will, on request, issue the creditor a document evidencing the ipotek &mdash; article 882 is explicit that this document is not a negotiable instrument.<\/p><\/div><\/div>\n      <div class=\"ipk-step\"><div class=\"ipk-step-num\">3<\/div><div class=\"ipk-step-body\"><h3>It sits there while the loan runs<\/h3><p>Once registered, article 864 provides that no limitation period runs on the secured claim. The owner stays the owner and can sell, let and live in the property. What they cannot do, under article 869, is validly promise the creditor not to create new limited rights in rem over it &mdash; such an undertaking is void &mdash; though an earlier pledge does rank ahead of easements granted later without the creditor's consent.<\/p><\/div><\/div>\n      <div class=\"ipk-step\"><div class=\"ipk-step-num\">4<\/div><div class=\"ipk-step-body\"><h3>If the debt is not paid<\/h3><p>Article 873 entitles the creditor to be paid out of the proceeds of a sale of the pledged property. Enforcement runs through the enforcement office. Under article 150\/c of the Enforcement and Bankruptcy Law the enforcement officer must notify the land registry that proceedings to realise the mortgage have begun, and the registry annotates that on the record.<\/p><\/div><\/div>\n      <div class=\"ipk-step\"><div class=\"ipk-step-num\">5<\/div><div class=\"ipk-step-body\"><h3>The debt is discharged<\/h3><p>Paying the loan off does not, by itself, clear the register. Article 858 provides that the pledge ends with deletion of the registration or total destruction of the property. Article 883 gives the owner the right to require the creditor to have the ipotek deleted once the claim has ended &mdash; a right that has to be exercised.<\/p><\/div><\/div>\n      <div class=\"ipk-step\"><div class=\"ipk-step-num\">6<\/div><div class=\"ipk-step-body\"><h3>Deletion, and the fixed-term shortcut<\/h3><p>A paragraph added to article 883 in 2019 helps where an ipotek was created for a fixed term: if the annotation under article 150\/c of the Enforcement and Bankruptcy Law is not placed on the property within thirty days of the term expiring, the land registry directorate deletes the ipotek at the owner's request. Outside that case, deletion needs the creditor to act.<\/p><\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CARDS -->\n<section class=\"ipks\">\n  <div class=\"ipkc ipkct\">\n    <span class=\"ipkt\">The Fine Print<\/span>\n    <h2 class=\"ipk-title\">Six features of a Turkish ipotek worth knowing<\/h2>\n    <p class=\"ipk-sub\">The amount on the register is the headline. These are the details that decide what it is really worth to the creditor, and what it costs you.<\/p>\n  <\/div>\n  <div class=\"ipkc\">\n    <div class=\"ipk-protect\">\n      <div class=\"ipk-pc\"><span class=\"ipk-pc-icon\">&#128230;<\/span><h3>It covers more than the walls<\/h3><p>Article 862 charges the property together with its integral parts and its <em>eklenti<\/em> &mdash; appurtenances. Things such as machinery or hotel furnishings, if shown as appurtenances when the pledge was created and written into the declarations column, are presumed to be appurtenances.<\/p><\/div>\n      <div class=\"ipk-pc\"><span class=\"ipk-pc-icon\">&#128290;<\/span><h3>Ranks do not move up on their own<\/h3><p>Turkish law uses a fixed-rank system. Article 871 provides that the deletion of one pledge does not give a lower-ranked creditor the right to advance into the vacated rank. A new pledge can be created in its place instead. Agreements allowing advancement need official form, and annotation to bind third parties.<\/p><\/div>\n      <div class=\"ipk-pc\"><span class=\"ipk-pc-icon\">&#129518;<\/span><h3>What the security actually extends to<\/h3><p>Article 875 covers the principal, the costs of enforcement and default interest, and three years of interest matured by the date of bankruptcy or of the request to realise the pledge, plus interest running from the last due date. An agreed rate cannot later be raised to the detriment of subsequent creditors.<\/p><\/div>\n      <div class=\"ipk-pc\"><span class=\"ipk-pc-icon\">&#128273;<\/span><h3>You can buy a mortgaged property<\/h3><p>Article 888 provides that transferring a mortgaged immovable does not change the debtor's liability or the security unless otherwise agreed. If the new owner assumes the debt, the former debtor is released &mdash; unless the creditor notifies them in writing within a year that it reserves its right of recourse.<\/p><\/div>\n      <div class=\"ipk-pc\"><span class=\"ipk-pc-icon\">&#129519;<\/span><h3>There are ways to get free of it<\/h3><p>An owner who is not personally liable can pay the debt and require the ipotek to be lifted under article 884, with the claim passing to them. Article 885 lets someone who acquires a property mortgaged beyond its value release it by paying the purchase price, on six months' written notice to the creditors.<\/p><\/div>\n      <div class=\"ipk-pc\"><span class=\"ipk-pc-icon\">&#9888;&#65039;<\/span><h3>Some mortgages are not agreed at all<\/h3><p>Articles 892 to 897 create statutory mortgage rights. Sellers, co-heirs and other joint owners, and the subcontractors and craftsmen who supplied labour or materials, can register one. Sellers and heirs must register within three months of the transfer of ownership; contractors within three months of completing the work.<\/p><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- COMPARISON -->\n<section class=\"ipks ipkg\">\n  <div class=\"ipkc ipkct\">\n    <span class=\"ipkt\">Side By Side<\/span>\n    <h2 class=\"ipk-title\">Agreed ipotek, statutory ipotek and haciz<\/h2>\n    <p class=\"ipk-sub\">Three ways a financial claim ends up attached to a Turkish property, and how differently they behave.<\/p>\n  <\/div>\n  <div class=\"ipkc\">\n    <div class=\"ipk-compare-wrap\">\n      <table class=\"ipk-compare\">\n        <thead><tr><th><\/th><th>Agreed ipotek<\/th><th>Statutory ipotek<\/th><th>Haciz<\/th><\/tr><\/thead>\n        <tbody>\n        <tr><td>Arises from<\/td><td>A contract in official form<\/td><td>The Civil Code itself<\/td><td>Enforcement proceedings<\/td><\/tr>\n        <tr><td>Owner has to consent<\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"no\">No<\/span><\/td><td><span class=\"no\">No<\/span><\/td><\/tr>\n        <tr><td>Needs registration to exist<\/td><td><span class=\"yes\">Yes (art. 856)<\/span><\/td><td><span class=\"no\">Not always (art. 892)<\/span><\/td><td><span class=\"yes\">Yes, as an annotation<\/span><\/td><\/tr>\n        <tr><td>Appears on the deed as<\/td><td>A registered right<\/td><td>A registered right<\/td><td>An annotation<\/td><\/tr>\n        <tr><td>Holds a fixed rank<\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"no\">No<\/span><\/td><\/tr>\n        <tr><td>Secures a stated amount<\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"no\">No &mdash; the amount owed<\/span><\/td><\/tr>\n        <tr><td>Creditor can force a sale<\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"yes\">Yes<\/span><\/td><\/tr>\n        <tr><td>Survives a transfer of ownership<\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"yes\">Yes<\/span><\/td><td><span class=\"yes\">Yes<\/span><\/td><\/tr>\n        <tr><td>Limitation period on the claim<\/td><td>Suspended once registered<\/td><td>Suspended once registered<\/td><td>&mdash;<\/td><\/tr>\n        <tr><td>Typical source<\/td><td>A bank loan, or a seller&rsquo;s deferred price<\/td><td>An unpaid builder, seller or co-heir<\/td><td>Unpaid debt, tax or judgment<\/td><\/tr>\n        <\/tbody>\n      <\/table>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- DETAIL -->\n<section class=\"ipks\">\n  <div class=\"ipkc\">\n    <div class=\"ipk-body\" style=\"max-width:820px;margin:0 auto;\">\n      <span class=\"ipkt\">If You Are Buying<\/span>\n      <h2 class=\"ipk-title\">Buying a property that already has an ipotek<\/h2>\n      \n        <p>A registered mortgage is not a reason to walk away. It is extremely common, particularly with new builds financed against the land. It is a reason to insist on a settlement sequence that does not depend on anyone&rsquo;s goodwill.<\/p>\n        <h3 style=\"font-size:1.05rem;margin:28px 0 10px;\">Separate the two questions<\/h3>\n        <p>The first question is whether the <em>property<\/em> remains security for the debt. The answer is yes: article 888 states that transferring a mortgaged immovable makes no change to the security unless otherwise agreed. The second question is whether <em>you<\/em> become personally liable for the debt. That is a separate matter, and the answer is no unless you assume it. If the new owner does assume the debt, the former debtor is released &mdash; unless the creditor reserves its recourse against them in writing within a year, and under article 890 the land registry notifies the creditor of the assumption, with that one-year period running from the notification.<\/p>\n        <p>In practice the clean route is to clear the mortgage out of the purchase price, in the right order: establish the exact redemption figure from the lender; pay it in a way that is conditional and verifiable; see the deletion actually registered; then complete the transfer. Funds moving through the <a href=\"https:\/\/trupropertyturkey.com\/escrow-account-in-turkey\/\">secure payment system<\/a> rather than directly to the seller make this far easier to arrange. Our guide to <a href=\"https:\/\/trupropertyturkey.com\/buying-property-in-turkey-pitfalls\/\">the pitfalls foreign buyers still fall into<\/a> covers how that fits into the rest of the process.<\/p>\n        <h3 style=\"font-size:1.05rem;margin:28px 0 10px;\">Read the rank, not just the amount<\/h3>\n        <p>A single figure on the register tells you very little on its own. Because article 870 limits the security to the rank stated in the registration, and article 874 distributes sale proceeds by rank &mdash; pro rata within the same rank &mdash; the position of a mortgage in the queue determines whether it would be paid at all. A second-rank mortgage behind a large first-rank one is a different proposition from the same amount at first rank.<\/p>\n        <p>Add to that what article 875 brings within the security beyond the principal: enforcement costs, default interest, and three years of matured interest plus interest from the last due date. The redemption figure is therefore not the number on the register. Ask the lender for it in writing, and ask for it dated.<\/p>\n        <p>Where the mortgage is in a foreign currency, article 851 sets the rules. Turkish lira is the default. Foreign-currency pledges are permitted to secure credits extended in, or measured by, a foreign currency by credit institutions operating in Turkey or abroad &mdash; so a foreign-currency ipotek in favour of a private individual is not what the article contemplates. Each rank is expressed in the currency of the claim, more than one currency cannot be used within the same rank, and conversions use the Central Bank of the Republic of T&uuml;rkiye foreign-exchange buying rate on the day of calculation. Which foreign currencies may be used is determined by the President.<\/p>\n        <h3 style=\"font-size:1.05rem;margin:28px 0 10px;\">Off-plan, and the contractor&rsquo;s mortgage<\/h3>\n        <p>Buyers of <a href=\"https:\/\/trupropertyturkey.com\/buying-off-plan-property-in-turkey\/\">off-plan property<\/a> should pay particular attention to the statutory mortgage rights in articles 893 to 897. Subcontractors and craftsmen who supplied labour or materials for work on a property can require registration of a statutory mortgage, from the moment they undertake the work and up to three months after completing it, provided the owner has accepted the claim or a court has ruled on it. An advance waiver of that right is invalid, and the owner can prevent registration by providing sufficient security.<\/p>\n        <p>Article 897 adds that once the commencement of work has been written into the declarations column on the application of one of those parties, no pledge other than an ipotek may be registered until the registration period expires. On a development where the contractor has not been paid, this can produce registrations that appear after you agreed to buy.<\/p>\n        <h3 style=\"font-size:1.05rem;margin:28px 0 10px;\">The protections you have as a buyer<\/h3>\n        <p>Turkish law does not allow a lender to simply take the property. Article 873 makes any contractual clause providing that ownership passes to the creditor if the debt is unpaid <strong>invalid<\/strong>. Where several properties secure one claim, the request to realise covers all of them but the enforcement office converts only as many as are needed.<\/p>\n        <p>Enforcement has its own timetable. Under article 149 of the Enforcement and Bankruptcy Law, where the mortgage deed contains an unconditional admission of a money debt that has fallen due, the enforcement officer issues an enforcement order giving thirty days to pay. Under article 150\/e the creditor may request the sale within one year of service of that order, or the proceeding lapses.<\/p>\n        <div class=\"ipk-warn\"><strong>The annotation that cuts off your notice.<\/strong> Article 150\/c of the Enforcement and Bankruptcy Law requires the enforcement officer to tell the land registry that mortgage-enforcement proceedings have begun, and the registry annotates it. Anyone who acquires the property <em>after<\/em> the date of that annotation is not served with an enforcement or payment order. Buy after that annotation and the process can continue without any notice reaching you.<\/div>\n        <div class=\"ipk-warn\"><strong>Give the registry a Turkish address.<\/strong> Article 148\/a of the Enforcement and Bankruptcy Law requires the parties to a mortgage contract, anyone who later buys a mortgaged property, and their successors, to notify the land registry of a service address inside Turkey &mdash; otherwise the registration request is refused. A change of address takes effect only when notified, and if a new address is not given, notices count as served when they reached the old one.<\/div>\n        <h3 style=\"font-size:1.05rem;margin:28px 0 10px;\">Checking, and keeping checking<\/h3>\n        <p>A current register extract is the only reliable source. The seller&rsquo;s paper deed shows a position as at the date it was issued, and ranks, amounts and statutory registrations can all change. Turkey&rsquo;s register is held centrally in <a href=\"https:\/\/trupropertyturkey.com\/takbis-turkey-land-registry-system\/\">TAKB&#304;S<\/a> and extracts are obtainable through <a href=\"https:\/\/trupropertyturkey.com\/web-tapu-turkey-online-land-registry\/\">Web Tapu<\/a>, so the check is quick &mdash; run it again immediately before the transfer rather than only at the start.<\/p>\n        <p>One last point for landlords. Article 863 brings the rents of a leased property within the scope of the pledge from the start of proceedings to realise it, and under article 132 of the Enforcement and Bankruptcy Law a lease the owner grants and registers without the mortgagee&rsquo;s consent does not affect the mortgagee&rsquo;s rights. If you are buying for income, see also our guide to <a href=\"https:\/\/trupropertyturkey.com\/renting-out-property-in-turkey\/\">renting out property in Turkey<\/a>.<\/p>\n        <div class=\"ipk-warn\"><strong>A note on advice.<\/strong> This guide sets out the mechanism and the sequence; it is general information rather than legal or financial advice for your circumstances. Mortgage files turn on their own facts and documents, and specific figures &mdash; interest rates, fees, taxes, redemption amounts &mdash; change, and should be confirmed against current official sources or a licensed Turkish adviser at the time you transact.<\/div>\n    \n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CTA -->\n<div class=\"ipk-cta-strip\">\n  <div class=\"ipkc\">\n    <div class=\"ipk-cta-in\">\n      <div>\n        <h3>Is there an ipotek on the property you are buying?<\/h3>\n        <p>We will establish the rank, the true redemption figure and whether it can be cleared before completion.<\/p>\n      <\/div>\n      <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ipkbtn\">Request a Title Check &rarr;<\/a>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- FAQ -->\n<section class=\"ipks\">\n  <div class=\"ipkc ipkct\">\n    <span class=\"ipkt\">Questions<\/span>\n    <h2 class=\"ipk-title\">&#304;potek: frequently asked questions<\/h2>\n    <p class=\"ipk-sub\">What foreign buyers ask when a mortgage shows up on a Turkish register extract.<\/p>\n  <\/div>\n  <div class=\"ipkc\">\n    <div class=\"ipk-faq-list\">\n      <div class=\"ipk-faq-item\"><div class=\"ipk-faq-q\" onclick=\"ipkFaq(this)\">What does ipotek mean on a Turkish title deed?<span class=\"ipk-faq-icon\">+<\/span><\/div><div class=\"ipk-faq-a\">Ipotek is the Turkish word for a mortgage over immovable property. It is one of the three forms of immovable pledge permitted by article 850 of the Turkish Civil Code, and by far the most common. Unlike an attachment, it exists because the owner agreed to grant it, and it is entered in the land register as a registered right rather than as an annotation. Article 856 provides that it is created by registration and that the contract establishing it is valid only if made in official form, so there is no informal Turkish mortgage over registered land.<\/div><\/div>\n      <div class=\"ipk-faq-item\"><div class=\"ipk-faq-q\" onclick=\"ipkFaq(this)\">Can I buy a property that still has an ipotek registered on it?<span class=\"ipk-faq-icon\">+<\/span><\/div><div class=\"ipk-faq-a\">Yes, and it happens constantly, particularly with new builds financed against the land. Article 888 of the Civil Code provides that transferring a mortgaged immovable does not change the debtor's liability or the security unless otherwise agreed, so the property remains security for the debt after the sale. Whether you become personally liable is a separate question, and you do not unless you assume the debt. The safe route is to clear the mortgage out of the purchase price and see the deletion registered before the transfer completes.<\/div><\/div>\n      <div class=\"ipk-faq-item\"><div class=\"ipk-faq-q\" onclick=\"ipkFaq(this)\">Does paying off the loan remove the ipotek automatically?<span class=\"ipk-faq-icon\">+<\/span><\/div><div class=\"ipk-faq-a\">No. Article 858 of the Civil Code provides that an immovable pledge ends with the deletion of the registration or the total destruction of the property, so discharge of the debt alone leaves the entry in place. Article 883 gives the owner the right to require the creditor to have the ipotek deleted once the claim has ended, but that right has to be exercised. There is one shortcut: where the ipotek was created for a fixed term and no enforcement annotation under article 150\/c of the Enforcement and Bankruptcy Law is placed within thirty days of the term expiring, the land registry deletes it at the owner's request.<\/div><\/div>\n      <div class=\"ipk-faq-item\"><div class=\"ipk-faq-q\" onclick=\"ipkFaq(this)\">What does an ipotek actually secure, beyond the amount on the register?<span class=\"ipk-faq-icon\">+<\/span><\/div><div class=\"ipk-faq-a\">More than the headline figure. Article 875 of the Civil Code brings within the security the principal, the costs of enforcement and default interest, and three years of interest matured by the date bankruptcy was opened or realisation of the pledge was requested, together with interest running from the last due date. Article 862 also charges the property with its integral parts and its appurtenances. A previously agreed interest rate cannot later be increased to the detriment of creditors ranking after it.<\/div><\/div>\n      <div class=\"ipk-faq-item\"><div class=\"ipk-faq-q\" onclick=\"ipkFaq(this)\">How does mortgage ranking work in Turkey?<span class=\"ipk-faq-icon\">+<\/span><\/div><div class=\"ipk-faq-a\">Turkey uses a fixed-rank system. Under article 870 of the Civil Code the security a pledge provides is limited to the rank stated in the registration, and a pledge may be created at second or a later rank if the amount ranking ahead of it is stated. Article 871 is the one that catches people out: deleting a pledge does not give a lower-ranked creditor any right to advance into the vacated rank, and a new pledge can be registered in its place instead. Agreements granting the right to advance must be in official form and annotated on the register to have effect against third parties.<\/div><\/div>\n      <div class=\"ipk-faq-item\"><div class=\"ipk-faq-q\" onclick=\"ipkFaq(this)\">Can a lender take ownership of the property if the borrower defaults?<span class=\"ipk-faq-icon\">+<\/span><\/div><div class=\"ipk-faq-a\">No. Article 873 of the Civil Code entitles the creditor to be paid out of the proceeds of a sale of the pledged property, and expressly makes invalid any contract clause providing that ownership of the property passes to the creditor if the debt is not paid. Enforcement runs through the enforcement office, and where several properties secure one claim the request covers all of them but only as many as are needed are actually realised. Under article 150\/e of the Enforcement and Bankruptcy Law the creditor must request the sale within one year of service of the enforcement order, or the proceeding lapses.<\/div><\/div>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- KEEP READING -->\n<section class=\"ipks ipkg\">\n  <div class=\"ipkc ipkct\">\n    <span class=\"ipkt\">Keep Reading<\/span>\n    <h2 class=\"ipk-title\">Where to go next<\/h2>\n    <p class=\"ipk-sub\">The rest of the title deed library, and the wider purchase process.<\/p>\n  <\/div>\n  <div class=\"ipkc\">\n    <div class=\"ipk-body\" style=\"max-width:820px;margin:0 auto;\">\n      <ul>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/haciz-seizure-annotation-turkish-title-deed\/\">Haciz: seizure annotations on a title deed<\/a> &mdash; the other way a financial claim attaches itself to Turkish property.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/takyidat-encumbrance-check-turkey\/\">Takyidat: reading the encumbrances on a title deed<\/a> &mdash; every annotation, restriction and charge, and what each one means.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/mortgage-in-turkey-for-foreigners\/\">Mortgages in Turkey for foreigners<\/a> &mdash; borrowing against Turkish property as a non-resident.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/tapu-title-deed-turkey\/\">The tapu: Turkey&rsquo;s title deed explained<\/a> &mdash; how the deed is structured and what each field records.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buying-off-plan-property-in-turkey\/\">Buying off-plan property in Turkey<\/a> &mdash; where developer financing and contractor claims come into play.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/property-valuation-report-turkey\/\">Property valuation reports<\/a> &mdash; the appraisal that sits behind both lending and enforcement.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Turkey property buyer&rsquo;s guide<\/a> &mdash; the complete purchase walk-through for foreign buyers.<\/li>\n        <li><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services<\/a> &mdash; title deed work, due diligence and power of attorney.<\/li>\n      <\/ul>\n    <\/div>\n  <\/div>\n<\/section>\n\n<!-- CONTACT -->\n<section class=\"ipk-contact\" id=\"ipk-contact\">\n  <div class=\"ipkc\">\n    <div class=\"ipk-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;\">Buy With Confidence<\/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;\">Know what the register really says<\/h2>\n        <p style=\"color:rgba(255,255,255,.72)!important;font-size:.93rem;line-height:1.75;margin-bottom:24px;\">Tell us the property you are considering and we will pull a current register extract and read it properly &mdash; mortgages, their ranks and amounts, statutory registrations, attachments and annotations &mdash; before anything is signed. We work with licensed Turkish conveyancers and appraisers, and every transaction settles through the secure payment system.<\/p>\n        <div class=\"ipk-contact-meta\">\n          <div class=\"ipk-ci\"><span>&#128220;<\/span><span class=\"ipk-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Title &amp; Due Diligence<\/strong><a href=\"https:\/\/trupropertyturkey.com\/legal-services\/\">Legal services &rarr;<\/a><\/span><\/div>\n          <div class=\"ipk-ci\"><span>&#127465;&#127472;<\/span><span class=\"ipk-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Citizenship by Investment<\/strong><a href=\"https:\/\/trupropertyturkey.com\/turkish-citizenship\/\">Turkish citizenship programme &rarr;<\/a><\/span><\/div>\n          <div class=\"ipk-ci\"><span>&#127758;<\/span><span class=\"ipk-ci-text\"><strong style=\"color:#fff!important;display:block;margin-bottom:2px;\">Offices<\/strong><span>Dubai &middot; Istanbul &middot; Moscow<\/span><\/span><\/div>\n        <\/div>\n        <div style=\"margin-top:24px;\">\n          <a href=\"https:\/\/trupropertyturkey.com\/contact\/\" class=\"ipkbg\">Get in Touch &rarr;<\/a>\n        <\/div>\n      <\/div>\n      <div class=\"ipk-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=\"ipk-footer-strip\">\n  &copy; 2026 TruProperty Turkey &middot; Dubai &middot; Istanbul &middot; Moscow<br>\n  <a href=\"https:\/\/trupropertyturkey.com\/buyer-guide\/\">Buyer&rsquo;s Guide<\/a> &middot; <a href=\"https:\/\/trupropertyturkey.com\/turkish-citizenship\/\">Turkish Citizenship<\/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\/ipotek-mortgage-lien-turkish-title-deed\/#faq\",\n  \"url\": \"https:\/\/trupropertyturkey.com\/ipotek-mortgage-lien-turkish-title-deed\/\",\n  \"name\": \"\u0130potek on a Turkish Title Deed \u2014 Frequently Asked Questions\",\n  \"mainEntity\": [\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What does ipotek mean on a Turkish title deed?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Ipotek is the Turkish word for a mortgage over immovable property. It is one of the three forms of immovable pledge permitted by article 850 of the Turkish Civil Code, and by far the most common. Unlike an attachment, it exists because the owner agreed to grant it, and it is entered in the land register as a registered right rather than as an annotation. Article 856 provides that it is created by registration and that the contract establishing it is valid only if made in official form, so there is no informal Turkish mortgage over registered land.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I buy a property that still has an ipotek registered on it?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Yes, and it happens constantly, particularly with new builds financed against the land. Article 888 of the Civil Code provides that transferring a mortgaged immovable does not change the debtor's liability or the security unless otherwise agreed, so the property remains security for the debt after the sale. Whether you become personally liable is a separate question, and you do not unless you assume the debt. The safe route is to clear the mortgage out of the purchase price and see the deletion registered before the transfer completes.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Does paying off the loan remove the ipotek automatically?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No. Article 858 of the Civil Code provides that an immovable pledge ends with the deletion of the registration or the total destruction of the property, so discharge of the debt alone leaves the entry in place. Article 883 gives the owner the right to require the creditor to have the ipotek deleted once the claim has ended, but that right has to be exercised. There is one shortcut: where the ipotek was created for a fixed term and no enforcement annotation under article 150\/c of the Enforcement and Bankruptcy Law is placed within thirty days of the term expiring, the land registry deletes it at the owner's request.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What does an ipotek actually secure, beyond the amount on the register?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"More than the headline figure. Article 875 of the Civil Code brings within the security the principal, the costs of enforcement and default interest, and three years of interest matured by the date bankruptcy was opened or realisation of the pledge was requested, together with interest running from the last due date. Article 862 also charges the property with its integral parts and its appurtenances. A previously agreed interest rate cannot later be increased to the detriment of creditors ranking after it.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How does mortgage ranking work in Turkey?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Turkey uses a fixed-rank system. Under article 870 of the Civil Code the security a pledge provides is limited to the rank stated in the registration, and a pledge may be created at second or a later rank if the amount ranking ahead of it is stated. Article 871 is the one that catches people out: deleting a pledge does not give a lower-ranked creditor any right to advance into the vacated rank, and a new pledge can be registered in its place instead. Agreements granting the right to advance must be in official form and annotated on the register to have effect against third parties.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can a lender take ownership of the property if the borrower defaults?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No. Article 873 of the Civil Code entitles the creditor to be paid out of the proceeds of a sale of the pledged property, and expressly makes invalid any contract clause providing that ownership of the property passes to the creditor if the debt is not paid. Enforcement runs through the enforcement office, and where several properties secure one claim the request covers all of them but only as many as are needed are actually realised. Under article 150\/e of the Enforcement and Bankruptcy Law the creditor must request the sale within one year of service of the enforcement order, or the proceeding lapses.\"\n      }\n    }\n  ]\n}\n<\/script>\n\n<script>\nfunction ipkFaq(el){var item=el.parentElement;var wasOpen=item.classList.contains('ipk-open');document.querySelectorAll('.ipk-faq-item.ipk-open').forEach(function(i){i.classList.remove('ipk-open');});if(!wasOpen)item.classList.add('ipk-open');}\n(function(){function init(){var w=document.querySelector('.ipk');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 el=document.querySelector(s);if(el)el.style.setProperty('display','none','important');});document.body.style.setProperty('overflow-x','hidden','important');}document.readyState==='loading'?document.addEventListener('DOMContentLoaded',init):init();})();\n<\/script>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>An ipotek is a mortgage the owner granted deliberately, registered against the property and ranked. How it is created, what it actually secures, how the fixed-rank system works, and how it comes off the register.<\/p>","protected":false},"author":3,"featured_media":24589,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"_joinchat":[],"footnotes":""},"categories":[140],"tags":[],"class_list":["post-46935","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>\u0130potek: Mortgage Liens on a Turkish Title Deed<\/title>\n<meta name=\"description\" content=\"An ipotek is a registered mortgage on a Turkish title deed. 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