Levent Law Firm examines Izmir land registry records, represents foreign buyers in property transactions, and brings ownership, partition, and tenancy claims for people with a home or investment here. As your Izmir real estate lawyer, we identify the claim behind a disputed deed, a stalled transfer, or a co-owner's refusal to divide property. We work from the title record and the underlying documents, then pursue the decision that lets you use, protect, or dispose of the property.
We take over your property file under a power of attorney
With a power of attorney, we request and examine the relevant land registry records, submit authorized applications to the Izmir land registry office, and file court papers in your name. We handle correspondence with the registry, the opposing party, the mediator where required, and the court. Our office tracks requested documents and procedural deadlines, receives decisions served on counsel, and carries the result through to the registry or enforcement stage.
Article 18 of the Land Registry Regulation provides for a representative's request supported by a power of attorney and requires the relevant authority for the transaction. In litigation, Articles 73 and 74 of the Code of Civil Procedure set out the scope of a litigation power of attorney and the matters requiring express authority, including settlement and alternative dispute resolution. Article 18 of the Regulation on Service of Process directs service to the representative in matters followed through counsel. We check the authority needed for each filing, receive the court's notices, and act on the actual date of service.
If you live outside Izmir, we identify the authority the registry needs in your power of attorney. The Land Registry and Cadastre Directorate's guidance on powers of attorney issued abroad explains the accepted routes for foreign-issued instruments. We resolve document questions with the registry and conduct the purchase or transfer through the authorized representative.
We examine the deed before a purchase or sale is completed
A property purchase in Izmir turns on the legal identity of the parcel or apartment, the seller's authority, and the rights recorded against it. We obtain the current title and supporting registry information, compare the parcel and independent-unit details with the proposed transaction, and examine mortgages, attachments, easements, and other recorded limitations. We then review the sale documents and payment trail against the person and property shown in the register.
Articles 705 and 706 of the Turkish Civil Code make registration the ordinary method of acquiring ownership and require official form for a contract intended to transfer immovable property. A buyer who has paid under a private document may therefore have a claim that differs from registered ownership. We identify the enforceable right in the actual document, address the seller or developer, and pursue the transfer, repayment, or damages claim supported by that record.
For an owner selling from abroad, we examine the deed, the authority to sign, existing restrictions, and the proposed payment and transfer terms before the registry transaction. The work is specific to the Izmir property: we match the legal description and transaction documents so that a sale or transfer rests on the right parcel, parties, and authority. Where a buyer and seller disagree over delivery or payment, we use their correspondence, bank records, and official deed to frame the claim.
We correct an ownership record and defend the right to possess
An incorrect title entry can prevent an owner from selling, using, or securing an Izmir property. We obtain the registration history, the documents on which the entry was based, and the later transactions affecting the parcel. The Civil Code's Article 1025 gives a person whose real right is harmed by an improper registration, deletion, or change a claim to correct the land register; we bring that claim with the evidence that explains the defect.
The remedy depends on the chain of title. We examine the official deed, powers of attorney, payment records, and any later transfer, then identify the parties and relief the case requires. Articles 1023 and 1024 of the Civil Code address the position of third parties who rely on a registered right in good faith or know of an improper entry; we test each later acquisition against those rules and the documents in the file.
An owner whose property is held or used without a lawful basis also has an action to recover it or stop interference under Civil Code Article 683. We document possession, occupation, the owner's title, and any agreement said to justify the use. We bring the ownership or interference claim that matches those facts and follow the judgment into practical possession or a corrected registry entry.
We resolve a co-owned property's deadlock
Co-ownership can immobilize an apartment, shop, or plot when the owners disagree about use, sale, or division. We read the title shares, any agreement keeping the property together, the property's physical characteristics, and the other owners' positions. Our work is to turn that deadlock into a legally workable division or a claim for partition.
Under Civil Code Articles 698 and 699, a co-owner may seek partition subject to the statutory limits on that right. Division may take the form of physical separation or sale and distribution of the proceeds. We examine whether the parcel can be divided, the recorded shares, and the evidence of value, then represent the owner in the required mediation and, if needed, the partition case. The route gives a co-owner a way to realize the value of a share even when a negotiated sale has stalled.
Where the property came through an estate, we identify the registered ownership form and the documents showing each person's entitlement before choosing the property claim. We keep the court request tied to the Izmir parcel and the parties whose rights its division will affect.
We represent landlords and tenants in Izmir lease disputes
A tenancy dispute starts with the signed lease, payment record, notices, and the property's actual use. We examine those documents for an owner seeking rent, possession, or a lawful rent determination, and for a tenant defending continued occupation or a disputed charge. We prepare the notice or claim that the legal ground supports and conduct the correspondence and proceedings on the client's behalf.
Articles 315, 344, and 347 of the Turkish Code of Obligations provide distinct rules for rent default, renewal-period rent determination, and the continuation of residential and roofed-business leases. A residential tenant's fixed-term lease generally renews under Article 347 if the tenant does not give the statutory notice, and a landlord cannot end it solely because the agreed term has expired. Once the ten-year extension period has run, however, the landlord can end the lease without giving a reason by serving notice at least three months before the end of any following extension year. We calculate that date from the lease for owners and serve the notice, and for tenants we apply the statutory protection to the signed dates and notices.
Article 344 also gives a route to judicial rent determination. After a lease has run for more than five years or been renewed after five years, the court weighs comparable rents, the property's condition, and the statutory price index alongside fairness. We compare those matters with the lease and payment history before bringing the claim for an owner or answering it for a tenant.
If an owner seeks possession, we establish the legal ground from the contract and the written notices. If a tenant contests that ground, we assemble the lease, payments, and communications that support the defense. In either position, we handle the legal exchange and ask the competent authority for the decision that the record supports.
We handle the required mediation and the court case
Article 18/B of the Mediation in Civil Disputes Law makes an application to a mediator a precondition to suit for most lease disputes and for partition of movable or immovable property, with a statutory exception for the specified eviction route through enforcement proceedings. We identify which category the proposed claim falls into, make the mediation application under the necessary authority, and present the title or lease evidence there.
A settlement can set out the transfer, division, payment, or occupation terms the parties accept. We examine whether its wording can actually be implemented against the registry or in the parties' continuing lease relationship before signing on the client's behalf. If mediation ends without agreement, we file the appropriate claim and carry the same documentary record into court, including service, expert examination, responses, and judgment.
For a title correction or interference case, we identify the precise property and parties, obtain the registry's underlying documents, and present the legal ground for relief. After the court issues its reasoned decision, we examine its effect on the deed or possession and take the action that puts the client's right into effect. Our Izmir practice areas cover other legal issues that may accompany the property file.
Foreign ownership: we establish the right before the transaction
Foreign buyers can acquire property in Türkiye when their nationality and the property fall within the rules of Article 35 of Land Registry Law No. 2644. The Land Registry and Cadastre Directorate's official guide for foreign purchasers also confirms a useful opening: an eligible foreign natural person does not need a residence permit merely to acquire real estate. We establish the buyer's eligibility with the registry, examine the property's recorded status, and organize the transaction documents around the right to be acquired.
The buyer's nationality, the nature and location of the property, and the form in which it is held can affect the registry's assessment. We put those questions to the competent office with the client's documents and address a request for further evidence through the power of attorney. If the intended owner is a company, we examine its own legal position and authority separately from an individual shareholder's nationality; the registry's guide distinguishes these regimes.
This legal review also protects an existing foreign owner. We examine restrictions appearing after acquisition, a disputed transfer, a co-owner's claim, or a tenancy affecting use of the property, then bring the remedy directed at that particular right. The focus is the Izmir deed and the decision needed to make the property usable or transferable.
Ownership also opens a residence route. Article 31(1)(b) of Law No. 6458 lists foreigners who own immovable property in Türkiye among those who may receive a short-term residence permit, and our immigration law practice in Izmir prepares that application once the deed is registered in your name.
Put your Izmir property record in our hands
Read about Attorney Alparslan LEVENT and send the title deed or parcel details, the contract and payment documents, and any notice, registry response, or court paper already received. Levent Law Firm will identify the right shown in the register and the claim or transaction we can pursue under your power of attorney. If you are buying, selling, sharing, renting, or defending an Izmir property, contact us about the property file and put the deed in our hands.