When a family member dies leaving a flat, a bank account or a car in Turkey, an inheritance lawyer in Antalya can help you establish who the heirs are, transfer the assets and avoid costly mistakes. Many of the families we assist live outside Turkey, so we work in English, German, Russian, Arabic and Turkish and can handle most steps without you having to travel.
Turkish inheritance procedures are formal. Heirs usually need a certificate of inheritance, a tax declaration and a land registry transfer before they can sell the property, and some decisions must be taken within strict time limits.
How we can help
- Obtaining a certificate of inheritance (veraset ilamı / mirasçılık belgesi)
- Inheritance tax declarations and tax office procedures
- Transferring inherited property at the land registry (tapu) and closing bank accounts
- Drafting wills, and challenging or enforcing wills after death
- Renunciation of inheritance, particularly where the estate has debts
- Estate division agreements between heirs
- Partition lawsuits where heirs cannot agree, and claims for the reserved portion
- Recognition in Turkey of foreign inheritance certificates and court decisions
Which law applies to foreigners
Under the Turkish International Private and Procedural Law No. 5718, inheritance is generally governed by the national law of the deceased. There is an important exception in Article 20: immovable property located in Turkey is governed by Turkish law. In practice, this means that a flat or land in Antalya passes according to the Turkish Civil Code No. 4721, even if the owner was a British, German or Russian citizen.
Turkish law gives certain close relatives, such as children and the surviving spouse, a reserved portion (saklı pay) that a will cannot take away. A will made abroad may therefore not have the effect you expect for property in Turkey. Movable assets, such as bank accounts, may be treated differently.
Certificate of inheritance
The certificate of inheritance lists the legal heirs and their shares. It is the key document for the land registry, banks and the tax office. In straightforward cases it can be issued by a notary. Where there is a will, a foreign element that the notary cannot verify, or a dispute between heirs, the application is made to the civil court of peace (sulh hukuk mahkemesi). If a foreign authority has already issued an inheritance certificate, it may need to be recognised by a Turkish court before it can be used here.
How the process works
- We review the family situation, any wills and the list of known assets in Turkey.
- Fees are agreed in writing in advance and cannot be below the Union of Turkish Bar Associations' minimum fee tariff.
- We obtain the certificate of inheritance from a notary or the court.
- We prepare and file the inheritance tax declaration and follow it through the tax office.
- We search for and identify assets, such as property records and bank accounts, where possible.
- We complete the land registry transfer to the heirs, or a sale, and close bank accounts.
- If the heirs disagree, we negotiate a division agreement or file a partition case.
Renunciation, tax and disputes
Renouncing an inheritance
Heirs who do not want to inherit, often because the deceased left debts, can renounce the inheritance by a declaration to the civil court of peace. The general time limit is three months, usually counted from the date the heir learned of the death. If the debts are discovered later or the deadline is close, contact us as soon as possible.
Inheritance tax
Heirs must file an inheritance tax declaration within a set period, which depends on where the death occurred and where the heirs live. Spouses and children have exemptions up to amounts updated each year. The land registry transfer normally requires the tax position to be settled.
Division and partition
Until the estate is divided, heirs own inherited property jointly. If they cannot agree on a sale or division, any heir can ask the court to end the co-ownership, usually by a public sale. Mediation is required before some of these cases can be filed. For property sales and title deed matters, see our real estate lawyer page.
If you live abroad
You can appoint us with a power of attorney given at a Turkish consulate, or at a local notary with an apostille and a sworn Turkish translation. It should expressly cover inheritance, tax, land registry and, if needed, court authority. Documents you will usually need include:
- Death certificate of the deceased, apostilled and translated
- Documents showing family ties, such as birth and marriage certificates
- Passport copies of the heirs
- Any will, and any foreign inheritance certificate or court decision
- The title deed or details of the property in Turkey, if available
Frequently asked questions
Can a foreigner inherit property in Turkey?
In most cases yes. Foreign heirs can inherit and register property in their name. Special rules may apply in restricted areas or where the heir's country is subject to restrictions, and in those cases the property may have to be sold. We check this at the start.
Is my will made abroad valid in Turkey?
It can be, if it meets the applicable form requirements. For property in Turkey, however, Turkish reserved-portion rules still apply, so it is worth having your will reviewed.
How long does it take to transfer inherited property?
If the heirs agree and the documents are in order, usually a few months. Disputes or a court case will extend it.
Do I have to come to Turkey?
Usually not. With a suitable power of attorney we can handle the certificate, tax filing and land registry transfer on your behalf. You can contact us to check your case.
What happens to the deceased person's debts?
Heirs who accept the inheritance can become liable for the debts of the deceased. If the estate may be in debt, consider renouncing within the time limit. For enforcement proceedings involving an estate, see our debt collection page.
The information on this page is general and does not constitute legal advice or create an attorney–client relationship. Every case is different; please consult a lawyer before taking any legal step. This page is published in accordance with the Professional Rules of the Union of Turkish Bar Associations and the advertising ban for attorneys.