7-Step Guide for Title Deed Transfer of Inherited Property

Quick Summary:

• 📋 Inheritance certificate can now be obtained from notaries in 20 minutes — court process can take up to 3 weeks

• 💰 Tax exemption increased to 2.9 million TL — spouses and children don't pay up to this amount

• ⚖️ When heirs can't agree Partition lawsuit is the only solution — sale proceeds distributed by court decision

The process as of 2026 consists of obtaining the inheritance certificate, applying to the land registry (often through Web Tapu), paying the revolving fund/service fee, and signature-registration steps.

Haven't you done the title deed transfer for the house you inherited from your parents for months?

You may not be aware, but this delay can lead to very serious legal problems. Having encumbrances, mortgages, usufruct, or preemption rights on the property doesn't prevent inheritance registration; however, additional procedures are required for subsequent dispositions. In other words, your house may already appear for sale or be eligible as loan collateral.

1. Get the Inheritance Certificate Immediately — Notary Route is Faster

The first step is to obtain an inheritance certificate (heirship document). The inheritance certificate fee is divided into two depending on where the document is obtained. For inheritance certificates obtained from notaries, fees and notary charges are combined. In civil courts, court fees and case expenses apply. The fee charged for inheritance certificates issued at notaries is 1,526.20 TL.

The 2026 notary inheritance certificate fee varies between 2,500 and 4,000 TL. The notary route is both faster and more economical in most cases.

Required documents:

• Death certificate of the deceased
• Population registry samples
• Identity documents
• Power of attorney if applicable

2. Request "No Debt" Letter from Municipality

An often overlooked but critical document: Municipality procedures are carried out. A letter stating no property tax debt and market value certificate are obtained from the municipality where the property is located. The market value serves as a reference for fees and tax bases.

Without this document, your title deed transfer process may remain incomplete. As of March 2026, municipalities are updating their digital systems; you can obtain this document by making an appointment through e-municipality.

3. Inheritance and Transfer Tax — There's a Huge Exemption

The inheritance tax that seems like a nightmare is actually no longer a problem for most families. The exemption amounts to be considered for transfers occurring from January 1, 2026: Inheritance Share Exemption (Descendants and Spouse): 2,907,136 TL of inheritance shares for each descendant and spouse, including adopted children (was 2,316,628 TL in 2025), is exempt from tax.

How is tax calculated?

• First, the property tax value is determined
• The exemption amount is deducted
• Tax between 1-10% is calculated on the remaining amount

According to Article 19/2 of Law No. 7338 on Inheritance and Transfer Tax, the registration of inherited properties can be done without waiting for the tax assessment, provided that the result is reported to the relevant tax office within 15 days of the registration date. So you can proceed with the title transfer without waiting!

4. Apply Online Through Web Tapu

There's no need to wait in queues at land registry offices anymore. After completing the above documents with the inheritance certificate obtained from the Civil Court or Notary, one of the heirs can apply through Web Tapu, the Revolving Fund fee will be notified via SMS by the Land Registry Office, and after paying the fee, the process will be completed by going to the relevant land registry office at the appointment time provided by the Land Registry Office and completing the signature phase.

Steps:

1. Go to webtapu.tkgm.gov.tr
2. Log in with e-government password
3. Select "Inheritance Transfer" application
4. Upload documents to the system
5. Pay the fee sent via SMS
6. Make an appointment

5. Pay the Revolving Fund Fee — No Title Deed Tax

Here's good news: In inheritance transfers, the "percentage-based title deed tax" logic used in sales generally doesn't apply; however, fixed/calculated fees such as revolving fund/service fees are charged. In 2026, the regional coefficient (YK) and tariff indicators of the land registry office are determinative in calculating the revolving fund fee.

Average revolving fund fee in Ankara:

• Single independent unit: 1,500-2,000 TL
• Each additional unit: 500-750 TL

6. Are All Heirs' Signatures Required?

It is sufficient for any of the heirs to carry out the inheritance transfer procedures. After obtaining the inheritance certificate and paying the taxes on inherited properties, inheritance transfer procedures can be done by applying online through the Land Registry Office's system or in person. All heirs do not need to apply individually for property transfer. A single heir carrying out the inheritance transfer procedures will accomplish the inheritance transfer for all heirs.

But beware! All heirs' signatures are required for sales, mortgages, and similar transactions after the transfer.

7. If You Can't Agree: Partition Lawsuit

Did one of your siblings block the entire process by saying "I'm not selling"? Anyone with ownership rights over movable or immovable property can file for a partition lawsuit. In case of death of one of the owners or shareholders, the heirs of the deceased can also file this lawsuit.

Lawsuit process:

• Application to Civil Court
• Expert examination
• Sale decision
• Public auction by execution office
• Distribution of proceeds

The application fee for the partition lawsuit for 2026 is 335.20 TL. The fixed advance fee for this case is 732 TL for 2026.

Urban Transformation Opportunity in Çayyolu

There's a special situation for old buildings inherited in Çayyolu and Yaşamkent regions. Within the scope of urban transformation projects in the region, the value of inherited properties shows a 40-60% increase. In İncek, the value increase is even higher thanks to the new metro line.

30-year-old apartments in Ümitköy are being fought over by contractors. In Konutkent, floor-for-floor agreements have reached a 45% share ratio.

Critical Warnings

Regarding the deceased's debts: If the deceased has debts and the property is still registered in the deceased's name, creditors can place liens on the property. Not carrying out the transfer weakens the heirs' protection; timely registration and debt status control are important.

Incorrect inheritance certificate: The inheritance certificate is issued based on population records and official documents. Despite this, material errors or missing heir listings may occur in some cases. When such an error is noticed, the document is not considered final and unchangeable. The legal system allows for the correction of such errors.

Although inheritance procedures may seem complex, they are completed smoothly when you follow the right steps. As of March 2026, the process has become both faster and easier thanks to digitalized systems. But remember: Every delayed day means a potential legal problem.

Make an appointment for professional consultation.