{"id":21925,"date":"2026-10-05T22:14:10","date_gmt":"2026-10-05T19:14:10","guid":{"rendered":"https:\/\/gns-legal.com\/?page_id=21925"},"modified":"2026-10-05T22:38:49","modified_gmt":"2026-10-05T19:38:49","slug":"gayrimenkul-almadan-once-hukuki-inceleme","status":"publish","type":"page","link":"https:\/\/gns-legal.com\/es\/bilgi-merkezi\/gayrimenkul-almadan-once-hukuki-inceleme\/","title":{"rendered":"Gayrimenkul sat\u0131n almadan \u00f6nce tapu ve hukuki risk incelemesi"},"content":{"rendered":"<style>\n.gns-kc{--ink:#172d35;--muted:#586970;--paper:#f7f5f0;--line:#d9dfdc;--accent:#896728;--mint:#e7efeb;font-family:Arial,Helvetica,sans-serif;color:var(--ink);font-size:16px;line-height:1.7;background:var(--paper);text-align:left;overflow-wrap:anywhere}\n.gns-kc *{box-sizing:border-box}.gns-kc a{color:inherit;text-decoration-thickness:1px;text-underline-offset:4px}.gns-kc button,.gns-kc input{font:inherit}.gns-kc a:focus-visible,.gns-kc button:focus-visible,.gns-kc 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.layout{grid-template-columns:200px minmax(0,1fr);gap:30px}}\n@media(max-width:650px){.gns-kc .wrap{padding:0 20px}.gns-kc .top{padding:20px 0}.gns-kc .topnote{font-size:10px;max-width:125px}.gns-kc .hero{padding:40px 0 30px}.gns-kc .hero p{font-size:16px}.gns-kc .cards{grid-template-columns:1fr}.gns-kc .card{min-height:260px}.gns-kc .searchrow{display:block}.gns-kc .count{margin-top:10px}.gns-kc .layout{display:block}.gns-kc .toc{position:static;margin-bottom:30px}.gns-kc .toc ol{columns:1}.gns-kc .guide-note{display:block}.gns-kc .guide-note h2{margin-bottom:16px}.gns-kc .answer{padding:22px}.gns-kc .article-hero h1{letter-spacing:-.7px}.gns-kc .meta{display:block}.gns-kc .meta span{display:block;margin-bottom:6px}}\n@media print{.gns-kc .toc,.gns-kc .filters,.gns-kc .searchrow{display:none}.gns-kc .layout{display:block}.gns-kc .wrap{padding:0}.gns-kc{background:white}.gns-kc details{break-inside:avoid}}\n<\/style>\n<div class=\"gns-kc\">\n<div class=\"wrap\">\n<header class=\"top\"><a class=\"brand\" href=\"\/bilgi-merkezi\/\">GNS LEGAL<span>HUKUK B\u0130LG\u0130 MERKEZ\u0130<\/span><\/a><\/p>\n<div class=\"topnote\">T\u00fcrkiye hukuku \u00fczerine rehberler<br \/>GNS Hukuk &#038; Dan\u0131\u015fmanl\u0131k \u00b7 Bodrum\/Mu\u011fla<\/div>\n<\/header>\n<nav class=\"crumbs\" aria-label=\"Sayfa yolu\"><a href=\"\/bilgi-merkezi\/\">Bilgi merkezi<\/a> \/ Gayrimenkul ve kira<\/nav>\n<header class=\"article-hero\">\n<div class=\"eyebrow\">Gayrimenkul ve kira<\/div>\n<h1>Gayrimenkul sat\u0131n almadan \u00f6nce tapu ve hukuki risk incelemesi<\/h1>\n<div class=\"meta\"><span>Yazar: GNS Hukuk &#038; Dan\u0131\u015fmanl\u0131k<\/span><span>Hukuki kontrol: Av. G\u00fclizar Naz S\u00f6nmez<\/span><span>B\u00fcro: Bitez, Bodrum\/Mu\u011fla<\/span><\/div>\n<\/header>\n<div class=\"layout\">\n<aside class=\"toc\"><strong>BU REHBERDE<\/strong><\/p>\n<ol>\n<li><a href=\"#bolum-1\">Tapu kayd\u0131 hangi sorular\u0131 cevaplar<\/a><\/li>\n<li><a href=\"#bolum-2\">\u0130potek haciz ve \u015ferhlerin fark\u0131<\/a><\/li>\n<li><a href=\"#bolum-3\">\u0130mar yap\u0131 ve fiil\u00ee kullan\u0131m kontrol\u00fc<\/a><\/li>\n<li><a href=\"#bolum-4\">Kirac\u0131l\u0131 ta\u015f\u0131nmaz ve teslim riski<\/a><\/li>\n<li><a href=\"#bolum-5\">\u00d6deme \u00f6ncesi nas\u0131l bir dosya haz\u0131rlanmal\u0131<\/a><\/li>\n<li><a href=\"#bolum-6\">Yabanc\u0131 al\u0131c\u0131 i\u00e7in ayr\u0131 de\u011ferlendirme<\/a><\/li>\n<li><a href=\"#belgeler\">Belge haz\u0131rl\u0131\u011f\u0131<\/a><\/li>\n<li><a href=\"#sorular\">S\u0131k sorulan sorular<\/a><\/li>\n<li><a href=\"#kaynaklar\">Kaynaklar<\/a><\/li>\n<\/ol>\n<\/aside>\n<div class=\"body\">\n<div class=\"answer\">\n<h2>KISA CEVAP<\/h2>\n<p>Gayrimenkul al\u0131m\u0131nda yaln\u0131zca tapu senedine veya ilan bilgilerine bakmak yeterli de\u011fildir. Malik ve temsil yetkisi, g\u00fcncel takyidatlar, imar ve yap\u0131 belgeleri, fiil\u00ee kullan\u0131m ile \u00f6deme ve teslim ko\u015fullar\u0131 birlikte incelenmelidir. Yabanc\u0131 al\u0131c\u0131larda ta\u015f\u0131nmaz edinme ko\u015fullar\u0131; vatanda\u015fl\u0131k ama\u00e7lan\u0131yorsa yat\u0131r\u0131m\u0131n uygunlu\u011fu ayr\u0131ca de\u011ferlendirilir.<\/p>\n<\/div>\n<section id=\"bolum-1\">\n<h2>Tapu kayd\u0131 hangi sorular\u0131 cevaplar<\/h2>\n<p>\u0130lk inceleme, sat\u0131\u015fa konu ta\u015f\u0131nmaz\u0131n ada, parsel ve ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm bilgilerinin yerinde g\u00f6sterilen m\u00fclkle e\u015fle\u015fmesidir. Sat\u0131c\u0131n\u0131n malik olup olmad\u0131\u011f\u0131, pay oran\u0131 ve varsa vekilin yetkisi belirlenir. Eski tapu fotokopisi yaln\u0131zca ba\u015flang\u0131\u00e7 belgesidir; i\u015flem tarihine yak\u0131n g\u00fcncel kay\u0131t \u00fczerinden kontrol yap\u0131lmal\u0131d\u0131r. Tapu kayd\u0131 fiziksel yap\u0131n\u0131n tamam\u0131n\u0131n ruhsata uygun oldu\u011funu tek ba\u015f\u0131na kan\u0131tlamaz. <a class=\"cite\" href=\"#kaynak-TAPU\">[TAPU]<\/a><\/p>\n<\/section>\n<section id=\"bolum-2\">\n<h2>\u0130potek haciz ve \u015ferhlerin fark\u0131<\/h2>\n<p>\u0130potek ta\u015f\u0131nmaz \u00fczerinde bir teminat hakk\u0131d\u0131r; haciz, tedbir ve di\u011fer \u015ferhler ise farkl\u0131 sonu\u00e7lar do\u011furabilir. Her kay\u0131t sat\u0131\u015fa ayn\u0131 bi\u00e7imde engel olmaz. Kayd\u0131n lehtar\u0131, dayana\u011f\u0131, kapsam\u0131 ve kald\u0131r\u0131lma y\u00f6ntemi ara\u015ft\u0131r\u0131lmal\u0131d\u0131r. Borcun \u00f6dendi\u011fine ili\u015fkin dekont ile tapudaki ipote\u011fin terkini ayn\u0131 i\u015flem de\u011fildir. Sat\u0131\u015f \u00f6ncesi kapatma plan\u0131 haz\u0131rlan\u0131rken alacakl\u0131 teyidi, \u00f6deme kanal\u0131 ve terkinin tamamland\u0131\u011f\u0131n\u0131n kontrol\u00fc birlikte planlan\u0131r.<\/p>\n<\/section>\n<section id=\"bolum-3\">\n<h2>\u0130mar yap\u0131 ve fiil\u00ee kullan\u0131m kontrol\u00fc<\/h2>\n<p>Belediye veya ilgili idare kay\u0131tlar\u0131 \u00fczerinden imar durumu, yap\u0131 ruhsat\u0131, yap\u0131 kullanma izin belgesi ve projeyle uyum de\u011ferlendirilir. Bodrum gibi k\u0131y\u0131 ve koruma rejimlerinin \u00f6nem ta\u015f\u0131yabildi\u011fi b\u00f6lgelerde parselin \u00f6zel bir s\u0131n\u0131rlamaya tabi olup olmad\u0131\u011f\u0131 ayr\u0131ca sorulur. Bu bir b\u00f6lgesel kontrol \u00f6nerisidir; belirli bir ta\u015f\u0131nmaz hakk\u0131nda tespit de\u011fildir. \u0130n\u015faat\u0131n teknik g\u00fcvenli\u011fi i\u00e7in gerekti\u011finde yetkili teknik uzman incelemesi gerekir.<\/p>\n<\/section>\n<section id=\"bolum-4\">\n<h2>Kirac\u0131l\u0131 ta\u015f\u0131nmaz ve teslim riski<\/h2>\n<p>Ta\u015f\u0131nmaz\u0131n sat\u0131lmas\u0131 mevcut kira ili\u015fkisini kendili\u011finden bitirmez; yeni malik kural olarak kira s\u00f6zle\u015fmesinin taraf\u0131 olur. Bu nedenle kira s\u00f6zle\u015fmesi, \u00f6deme durumu, depozito, mevcut uyu\u015fmazl\u0131klar ve fiil\u00ee teslim \u015fartlar\u0131 al\u0131m \u00f6ncesi g\u00f6r\u00fclmelidir. Sat\u0131c\u0131n\u0131n bo\u015f teslim s\u00f6z\u00fc ile kirac\u0131ya kar\u015f\u0131 kullan\u0131labilecek hukuki yol birbirinden ayr\u0131d\u0131r. Yeni malikin ihtiya\u00e7 iddias\u0131 varsa TBK m. 351 kapsam\u0131nda ayr\u0131ca s\u00fcre ve \u015fart incelemesi yap\u0131l\u0131r. <a class=\"cite\" href=\"#kaynak-TBK\">[TBK]<\/a><\/p>\n<\/section>\n<section id=\"bolum-5\">\n<h2>\u00d6deme \u00f6ncesi nas\u0131l bir dosya haz\u0131rlanmal\u0131<\/h2>\n<p>Belgeler tek dosyada topland\u0131ktan sonra her risk i\u00e7in a\u00e7\u0131klama, tamamlanacak i\u015flem ve sorumlu ki\u015fi yaz\u0131lmal\u0131d\u0131r. Kapora veya sat\u0131\u015f vaadi d\u00fczenlemesi; iade ko\u015fullar\u0131, sat\u0131\u015f\u0131n ger\u00e7ekle\u015fmemesi, takyidatlar\u0131n kald\u0131r\u0131lmas\u0131 ve teslim bak\u0131m\u0131ndan incelenir. S\u00f6zle\u015fme, kanunun arad\u0131\u011f\u0131 \u015fekil \u015fartlar\u0131n\u0131n yerine ge\u00e7mez. M\u00fclkiyet devri i\u00e7in yetkili makam \u00f6n\u00fcndeki i\u015flem ve tescil s\u00fcreci tamamlanmal\u0131d\u0131r.<\/p>\n<\/section>\n<section id=\"bolum-6\">\n<h2>Yabanc\u0131 al\u0131c\u0131 i\u00e7in ayr\u0131 de\u011ferlendirme<\/h2>\n<p>Yabanc\u0131 bir ki\u015finin ta\u015f\u0131nmaz edinebilmesi ile o ta\u015f\u0131nmaz\u0131n ikamet veya vatanda\u015fl\u0131k ba\u015fvurusuna uygunlu\u011fu farkl\u0131 incelemelerdir. Milliyet, ta\u015f\u0131nmaz\u0131n konumu ve niteli\u011fi ile i\u015flem tarihindeki uygulama kurallar\u0131 \u00f6nemlidir. Bir emlak ilan\u0131ndaki vatanda\u015fl\u0131\u011fa uygun ifadesi resm\u00ee uygunluk tespiti say\u0131lmaz. Sat\u0131n alma karar\u0131 verilmeden \u00f6nce bu \u00fc\u00e7 dosya ayr\u0131 ba\u015fl\u0131klarda ele al\u0131nmal\u0131d\u0131r. <a class=\"cite\" href=\"#kaynak-YATIRIM\">[YATIRIM]<\/a><\/p>\n<\/section>\n<section id=\"belgeler\">\n<h2>Belge haz\u0131rl\u0131\u011f\u0131<\/h2>\n<p>Bu liste ilk inceleme i\u00e7indir; i\u015flem ve ki\u015fisel duruma g\u00f6re ek belge gerekebilir.<\/p>\n<ul class=\"checklist\">\n<li>G\u00fcncel tapu kayd\u0131 ve takyidat d\u00f6k\u00fcm\u00fc<\/li>\n<li>Sat\u0131c\u0131n\u0131n kimli\u011fi ve varsa temsil belgesi<\/li>\n<li>Ruhsat, proje ve yap\u0131 kullanma belgeleri<\/li>\n<li>Kira s\u00f6zle\u015fmesi ve teslim protokol\u00fc tasla\u011f\u0131<\/li>\n<li>\u00d6deme plan\u0131 ve varsa ipotek terkin yaz\u0131\u015fmalar\u0131<\/li>\n<\/ul>\n<\/section>\n<section id=\"sorular\">\n<h2>S\u0131k sorulan sorular<\/h2>\n<details>\n<summary>Tapu temizse ba\u015fka inceleme gerekir mi<\/summary>\n<p>Evet. Tapu, imar, yap\u0131 ve fiil\u00ee kullan\u0131m farkl\u0131 bilgi alanlar\u0131d\u0131r. Birindeki uygunluk di\u011ferini otomatik olarak kan\u0131tlamaz.<\/p>\n<\/details>\n<details>\n<summary>\u0130potekli ev hi\u00e7 sat\u0131n al\u0131namaz m\u0131<\/summary>\n<p>Bu sonu\u00e7 her olay i\u00e7in do\u011fru de\u011fildir. \u0130pote\u011fin ko\u015fullar\u0131, sat\u0131\u015fa etkisi ve kald\u0131r\u0131lma plan\u0131 incelenmeden karar verilmemelidir.<\/p>\n<\/details>\n<details>\n<summary>Uzaktan al\u0131m yap\u0131labilir mi<\/summary>\n<p>\u0130\u015flemin gerektirdi\u011fi yetkileri ve \u015fekli ta\u015f\u0131yan vek\u00e2letnameyle temsil m\u00fcmk\u00fcn olabilir. Belgeyi kullanacak makamla \u00f6n kontrol yap\u0131lmal\u0131d\u0131r.<\/p>\n<\/details>\n<\/section>\n<section id=\"kaynaklar\">\n<h2>Hukuki dayanak ve kaynaklar<\/h2>\n<ol class=\"sources\">\n<li id=\"kaynak-TAPU\"><a href=\"https:\/\/tkgm.gov.tr\/sites\/default\/files\/2020-12\/islem_rehberi-turkce_1.pdf\">[TAPU] TKGM yabanc\u0131lara y\u00f6nelik i\u015flem rehberi<\/a><small>Ta\u015f\u0131nmaz edinimi ve tapu i\u015flemleri; g\u00fcncel genelge ve i\u015flem t\u00fcr\u00fc ile birlikte de\u011ferlendirilmeli.<\/small><\/li>\n<li id=\"kaynak-YATIRIM\"><a href=\"https:\/\/www.invest.gov.tr\/tr\/investmentguide\/sayfalar\/acquiring-property-and-citizenship.aspx\">[YATIRIM] T\u00fcrkiye Yat\u0131r\u0131m ve Finans Ofisi gayrimenkul ve vatanda\u015fl\u0131k rehberi<\/a><small>Ta\u015f\u0131nmaz yat\u0131r\u0131m\u0131yla vatanda\u015fl\u0131k i\u00e7in 400.000 ABD dolar\u0131 ve \u00fc\u00e7 y\u0131l satmama \u00e7er\u00e7evesi; di\u011fer ayr\u0131nt\u0131lar TKGM ve NVI ile kontrol edilmeli.<\/small><\/li>\n<li id=\"kaynak-TBK\"><a href=\"https:\/\/mevzuat.adalet.gov.tr\/mevzuat\/103273\">[TBK] 6098 say\u0131l\u0131 T\u00fcrk Bor\u00e7lar Kanunu<\/a><small>m. 310, 315, 344\u2013355; UYAP indeksinden ve a\u015fa\u011f\u0131daki ilgili karar kay\u0131tlar\u0131ndan kontrol. G\u00fcncel konsolide metin yay\u0131n \u00f6ncesi avukat taraf\u0131ndan yeniden kar\u015f\u0131la\u015ft\u0131r\u0131lmal\u0131.<\/small><\/li>\n<\/ol>\n<p class=\"disclaimer\">Kaynak taramas\u0131, sorumlu avukat\u0131n g\u00fcncel mevzuat ve i\u00e7tihat incelemesi yerine ge\u00e7mez.<\/p>\n<\/section>\n<section>\n<h2>\u0130lgili rehberler<\/h2>\n<ul class=\"related\">\n<li><a href=\"\/bilgi-merkezi\/yatirim-yoluyla-turk-vatandasligi\/\">Gayrimenkul yat\u0131r\u0131m\u0131 yoluyla T\u00fcrk vatanda\u015fl\u0131\u011f\u0131 s\u00fcreci<\/a><\/li>\n<li><a href=\"\/bilgi-merkezi\/yurt-disindan-vekalet-tapu-islemleri\/\">Yurt d\u0131\u015f\u0131ndan vek\u00e2letname ile tapu sat\u0131\u015f ve ipotek i\u015flemleri<\/a><\/li>\n<li><a href=\"\/bilgi-merkezi\/kiraci-tahliyesi-hukuki-yollar\/\">Kirac\u0131 tahliyesinde hukuki sebepler ve izlenecek yollar<\/a><\/li>\n<li><a href=\"\/bilgi-merkezi\/tapu-takyidatlari-nasil-incelenir\/\">Tapu takyidatlar\u0131 al\u0131m \u00f6ncesinde nas\u0131l incelenir<\/a><\/li>\n<li><a href=\"\/bilgi-merkezi\/kiracili-tasinmaz-alim-belgeleri\/\">Kirac\u0131l\u0131 ta\u015f\u0131nmaz al\u0131m\u0131nda incelenecek belgeler<\/a><\/li>\n<li><a href=\"\/bilgi-merkezi\/yabanci-alici-inceleme-dosyasi\/\">Yabanc\u0131 al\u0131c\u0131 i\u00e7in gayrimenkul inceleme dosyas\u0131<\/a><\/li>\n<\/ul>\n<\/section>\n<p class=\"disclaimer\">Bu metin genel bilgilendirme i\u00e7indir. Ki\u015fiye \u00f6zg\u00fc hukuki g\u00f6r\u00fc\u015f yerine ge\u00e7mez. S\u00fcreye ba\u011fl\u0131 bir i\u015flem veya tebli\u011f edilen karar varsa dosya ayr\u0131ca de\u011ferlendirilmelidir.<\/p>\n<\/div>\n<\/div>\n<footer class=\"foot\">GNS Legal \u00b7 Hukuk Bilgi Merkezi \u00b7 Av. G\u00fclizar Naz S\u00f6nmez \u00b7 Bodrum\/Mu\u011fla<\/footer>\n<\/div>\n<\/div>\n<p><script type=\"application\/ld+json\">{\"@context\":\"https:\/\/schema.org\",\"@type\":\"Article\",\"headline\":\"Gayrimenkul sat\u0131n almadan \u00f6nce tapu ve hukuki risk incelemesi\",\"description\":\"Gayrimenkul al\u0131m\u0131nda yaln\u0131zca tapu senedine veya ilan bilgilerine bakmak yeterli de\u011fildir.\",\"inLanguage\":\"tr-TR\",\"keywords\":\"gayrimenkul hukuki inceleme, tapu takyidat kontrol\u00fc, Bodrum gayrimenkul hukuku, ipotekli ta\u015f\u0131nmaz sat\u0131n alma\",\"author\":{\"@type\":\"Person\",\"name\":\"Av. 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