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TAKE NOTE - THIS IS IMPORTANT FOR YOU TO KNOW: Since the beginning of 2005 Turkish law requires real estate offices to have a certificate on display in the office. This proves that the estate agent has been trained in his job and so no-one without training should be selling houses! Don't let yourself be fooled into thinking you will save on commission because without expert advice you can end up with far more problems when you negotiate with carpet sellers, hairdressers and waiters – always look for the certificate of competence! In Turkey it is customary for the agencies to advertise the same properties. This way you can compare the many different prices!! THE NEW TITLE DEED LAW READS: (Tapu Kanunu 5444 Madde: 35 from 29.12.2005) As long as corresponding laws exist in the foreigner’s home country and there are no other limitations given in those laws, foreigners are permitted to buy and sell real estate for business or private use within areas that have Regional Building Plans (imar planı) or Local Development Plans (mevzii imar planı). Providing such corresponding laws exist in the home country, foreigners are allowed to buy two and a half hectares (25.000 m2) but the Turkish Government may extend this area up to thirty hectares. For additional information from the website of theTurkish General Directory for Public Works and Settlement, click here WHEN YOU DECIDE TO BUY THE PROCEDURE IS NORMALLY …. First the agent will arrange a meeting between you and the owner to sign the sale agreement. A small deposit of between £100 - £500 should be made to the owner but when you return to your home country this should be made up to about 10% of the purchase price. This 10% is mandatory and the remainder will be paid upon completion of the sale/purchase. Sometimes other payment arrangements may be suggested (e.g. by instalments) since the time taken to process the deeds is usually up to 4 months (if it is a sale/purchase to a foreigner). But conditions of payment can vary from case to case. After signing the sale agreement your agent will go with you to the notary office in Muğla. You will take with you 6 photographs (passport size) and your valid passport. There you will give the agent or another Turkish citizen Power of Attorney to act on your behalf but only for the purpose of handling your title deed after the military have given permission. Also at the notary there has to be an official translator to explain the documents that you will sign. The notary fees for this are around £50-100 and the translator’s fee is about £10. After your deposit of 10% (or whatever has been agreed in the contract) has been received by the seller your agent will make the application at the title deed office in Ula where the papers are handed over and sent on to Izmir for the military to examine. This ‘clearance’ process can take up to 4 months. The agent, or whoever holds the POA, will check on the progress of this approval from time to time. When the papers come back the agent, or whoever holds the POA, will arrange for the title deed to be changed into your name (see our example with explanation). This process will cost you 1.5% of the value given by the City Hall and this is a fixed fee. Other charges at this stage are borne by the seller. Following all this you will receive the title deed in your name and YOU are the new owner! Remember also that: 1. Our commission is 3% of the sale price and the owner will also pay the same amount. 2. If you set up a POA for these final parts then no translator is necessary. If YOU choose to be present then you always have to wait for an approved government translator to come and his fee is another ‘extra’! HOW TO APPLY FOR VISAS / RESIDENTS’ PERMITS IN TURKEY? All visitors to Turkey must have an entry visa which is £10 (current fee) per person at the point of entry. This visitor’s visa is only valid for three months but can be renewed as often as necessary. BUT it can only by leaving the country and re-entering. This can be done in a day by travelling to Rhodes but it is not advisable to do this too often. The other alternative is to apply for a Residency permit. This permit is issued for a minimum of one year to a maximum of five years and can be obtained locally. It will take between 3-8 weeks depending on the method of application. Residents' permits are granted for a minimum of one year to a maximum of 5 years and can be renewed on expiry. At present the charge per person is 50 YTL for the first month and 30 YTL for each month thereafter. Therefore the cost for five years will be approximately £750 depending on the exchange rate at the time. It is not necessary to spend any specific length of time in Turkey before applying for a Residents' permit. The time taken to issue a resident’s permit varies between 2 weeks and 8 weeks. Whilst the application is being processed passport(s) are held by the Passport Police. If the applicant is intending to live in Turkey and is shipping personal possessions then a resident’s permit is required before any goods can be released from the Port of Entry (usually Izmir for this area). The container ships take approximately 4-6 weeks to get to Izmir. Note that if there are two names on the shipping company paperwork then both parties must apply for residency so that their possessions can be released. Applicants with children who intend to use the local schools must have Residents' permits for the children for a minimum of one year prior to starting school. Water and electricity meters will be installed at your new home after your Title Deeds have been issued. There is a fee to be paid for the connection and the meter installation. This will be approximately £200 but the actual cost will vary according to exchange rates and inflation. Bills are issued every two months from both utility companies. At present only electricity bills can be paid with automatic bank payments from any bank. HOW DOES THE GENERAL COST OF LIVING COMPARE WITH U.K.? Fresh produce is great value for money. You'll find most food and household items up to 30 - 50% cheaper than in the UK. Electricity costs are generally lower, water bills are but a fraction of the UK (therefore a swimming pool is affordable!) but petrol is expensive although repair bills are very reasonable. Electrical items are usually the most expensive goods that you will buy. The voltage is 220 volts AC in all parts of Turkey. Please make sure you have enough suitable 2 pin adapters with you if you are thinking of bringing any of your electrical appliances. WHAT PROPERTY TAXES LOCALLY DO I HAVE TO PAY? At the beginning of the year following purchase of your property you will be liable for property tax (Emlak Vergisi) which is paid at your local town hall. It can be paid for the whole year or in two instalments (February and August), depending on the size of your property the tax is around £20 - £30 per annum. A small environmental tax (Çevre Vergisi) is included in water bills (paid every 2 months). RENOVATING OR EXTENDING YOUR NEW HOME As a foreigner in Turkey it can be difficult to find out what should be paid for construction or renovating your new house! We are here to help you and stay by your side to arrange and monitor all that. For example, if you cannot be here to oversee the completion of your building we will look after the job and will send you reports together with pictures of the work done. All will be set out clearly showing both the stages of work and the dates upon which payment should be made. Below are some examples of work carried out and surveyed by KeRaMoShomes in the last years: Photos
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Keramoshomes – Turkish Property
Connection – Ziver A. Cantez
Office: Lütfiye Sakici Caddesi, Koyuncu Sokak, Akyaka Beldesi, 48650 Ula –
Muğla, Turkey Copyright by kermamoshomes.com 2004 - 2008
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