Real Estate Law Law
Real estate law covers a broad range of areas — the land registry, lease relationships, condominium ownership, zoning legislation and construction contracts — and is one of the most frequently invoked fields of practice. The articles in this section are prepared in the light of current legislation and the case law of the Court of Cassation, addressing both practitioners and readers whose work brings them into contact with the law.
Action for Cancellation of Title Deed and Re-registration: Conditions, Time Limits and Procedure
Restoring ownership in cases of wrongful registration
Action for cancellation of title deed and re-registration: when is it filed, what are the limitation periods? Remedies against wrongful registration in Turkish law.
The land registry is the public record in which immovable ownership is publicly disclosed. Yet there are cases in which the registry does not reflect the true legal position — known as wrongful registration. The principal remedy available to the true right-holder in such cases is the action for cancellation of title deed and re-registration.
Legal Nature of the Action
The action for cancellation of title deed and re-registration aims to cancel the existing registration and to register the immovable in the name of the true right-holder. It is an action giving rise to an in rem right. Article 1025 of the Turkish Civil Code (TMK) expressly governs the correction of wrongful registrations.
Wrongful registration may result from simulation, mistake, fraud, duress, lack of capacity, or unauthorised transactions. Regardless of the cause, the essential condition for bringing the action is that the claimant can prove a protected in rem right.
Competent and Venue Courts
The competent court for such actions is the Civil Court of First Instance (Asliye Hukuk Mahkemesi). Under Article 12 of the Code of Civil Procedure (HMK), exclusive territorial jurisdiction lies with the court of the place where the immovable is located. This jurisdiction is mandatory and cannot be altered by agreement of the parties.
Limitation Periods
As a general rule, actions based on an in rem right are not subject to limitation. However, under TMK m.1023 the principle of reliance on the registry protects bona fide third parties and may restrict the right to sue.
Ordinary acquisitive prescription (TMK m.712) is ten years, and extraordinary acquisitive prescription (TMK m.713) is twenty years. The commencement and computation of these periods depend on the facts of the case.
Protection of Third Parties
Bona fide third parties who have acquired ownership in reliance on the registry are protected under TMK m.1023. Accordingly, if after a wrongful registration the immovable has passed to a bona fide acquirer, the true right-holder may be unable to obtain correction of the registry.
In such cases, the aggrieved person may claim compensation from the State Treasury under TMK m.1007 for losses arising from the keeping of the land registry.
Practical Considerations
Real-estate disputes should be reviewed first on the basis of the land registry, encumbrance records, municipal and zoning status, actual use, and the payment records between the parties. In particular, in matters concerning deed cancellation, eviction, partition and condominium ownership a single document is rarely sufficient; official records must be assessed together with the factual situation.
Before commencing an action or transaction it is essential to identify time limits and the competent authority correctly. The court of the place where the immovable is located, the form requirements before notaries, land-registry procedures, dates of notices and service records can directly affect the course of the dispute.
When preparing evidence, the deed, official deed, lease, bank receipts, formal notices, building permits, management plans and other technical documents that may be subject to expert review should be filed separately. Such preparation enables a clearer legal framework both when filing an action and in settlement discussions.
Relevant Statutory Provisions
- TMK m.706Formal requirement for transfer of immovable ownership
Original (Turkish, official):
Madde 706- Taşınmaz mülkiyetinin devrini amaçlayan sözleşmelerin geçerli olması, resmî şekilde düzenlenmiş bulunmalarına bağlıdır. Ölüme bağlı tasarruflar ve mal rejimi sözleşmeleri, kendilerine özgü şekillere tâbidir.
English summary (non-binding):
Article 706- Contracts intended to transfer ownership of an immovable are valid only if drawn up in official form. Dispositions upon death and matrimonial property contracts are subject to their own particular forms.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TMK m.1023Protection of good-faith reliance on the land registry
Original (Turkish, official):
Madde 1023- Tapu kütüğündeki tescile iyiniyetle dayanarak mülkiyet veya bir başka aynî hak kazanan üçüncü kişinin bu kazanımı korunur.
English summary (non-binding):
Article 1023- The acquisition of ownership or another in rem right by a third party who, in good faith, relies on a registration in the land registry is protected.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TMK m.1024Wrongful registration cannot be relied on against those who knew of it
Original (Turkish, official):
Madde 1024- Bir aynî hak yolsuz olarak tescil edilmiş ise, bunu bilen veya bilmesi gereken üçüncü kişi bu tescile dayanamaz. Bağlayıcı olmayan bir hukukî işleme dayanan veya hukukî sebepten yoksun bulunan tescil yolsuzdur. Böyle bir tescil yüzünden aynî hakkı zedelenen kimse, tescilin yolsuz olduğunu iyiniyetli olmayan üçüncü kişilere karşı doğrudan doğruya ileri sürebilir.
English summary (non-binding):
Article 1024- If an in rem right has been wrongfully registered, a third party who knew or should have known this cannot rely on that registration. A registration based on a non-binding legal transaction, or lacking a valid legal cause, is wrongful. A person whose in rem right is impaired by such a registration may directly assert the wrongfulness of the registration against third parties not acting in good faith.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TMK m.1025Correction of wrongful registration
Original (Turkish, official):
Madde 1025- Bir aynî hak yolsuz olarak tescil edilmiş veya bir tescil yolsuz olarak terkin olunmuş ya da değiştirilmiş ise, bu yüzden aynî hakkı zedelenen kimse tapu sicilinin düzeltilmesini dava edebilir. İyiniyetli üçüncü kişilerin bu tescile dayanarak kazandıkları aynî haklar ve her türlü tazminat istemi saklıdır.
English summary (non-binding):
Article 1025- A person whose in rem right is impaired by a wrongful registration, cancellation or modification of an entry in the land registry may bring an action for correction of the registry. The in rem rights acquired by bona fide third parties in reliance on such registration, and any claim for damages, are reserved.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- TMK m.1007Liability of the State for the keeping of the land registry
Original (Turkish, official):
Madde 1007- Tapu sicilinin tutulmasından doğan bütün zararlardan Devlet sorumludur. Devlet, zararın doğmasında kusuru bulunan görevlilere rücu eder. Devletin sorumluluğuna ilişkin davalar, tapu sicilinin bulunduğu yer mahkemesinde görülür.
English summary (non-binding):
Article 1007- The State is liable for all losses arising from the keeping of the land registry. The State has a right of recourse against officials at fault for the loss. Actions concerning the State's liability are heard by the court of the place where the land registry is kept.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
- HMK m.12Exclusive territorial jurisdiction in immovable actions
Original (Turkish, official):
MADDE 12- (1) Taşınmaz üzerindeki ayni hakka ilişkin veya ayni hak sahipliğinde değişikliğe yol açabilecek davalar ile taşınmazın zilyetliğine yahut alıkoyma hakkına ilişkin davalarda, taşınmazın bulunduğu yer mahkemesi kesin yetkilidir. (2) İrtifak haklarına ilişkin davalar, üzerinde irtifak hakkı kurulan taşınmazın bulunduğu yer mahkemesinde açılır. (3) Bu davalar, birden fazla taşınmaza ilişkinse, taşınmazlardan birinin bulunduğu yerde, diğerleri hakkında da açılabilir.
English summary (non-binding):
Article 12- (1) In actions concerning an in rem right over an immovable or capable of changing the holder of such a right, and in actions concerning possession or the right of retention of an immovable, the court of the place where the immovable is situated has exclusive jurisdiction. (2) Actions concerning easements are brought before the court of the place where the servient immovable is situated. (3) If such an action concerns several immovables, it may be brought, with respect to all, before the court of the place where one of them is situated.
Source: mevzuat.gov.tr · last reviewed: 2026-05-12
The statutory provisions are reproduced for information purposes only. The current and official text on mevzuat.gov.tr is authoritative.
Conclusion
The action for cancellation of title deed and re-registration is an important judicial remedy in protecting the right of ownership. Time limits, the good-faith status of third parties and the evidentiary record must be assessed together; land registry records, official deeds, payment documents and witness statements should be prepared systematically.
This article is for information purposes only and does not constitute legal advice. If you would like professional assistance on a specific matter, you may request a consultation.
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