Short answer: if the heir or the deceased is a foreign national, the certificate of inheritance (veraset ilamı / mirasçılık belgesi) is issued by the civil court of peace (Sulh Hukuk Mahkemesi), not by a notary. Turkish law governs real estate located in Türkiye, so the title deed (tapu) cannot be transferred to the heirs without a Turkish certificate. Prepare apostilled documents with sworn translations and watch two deadlines: 3 months to renounce the inheritance and 4–8 months for the inheritance tax return.
Last updated: 7 October 2026.
What is a veraset ilamı and why do you need it?
The certificate confirms who the heirs are and their shares (Article 598 of the Turkish Civil Code). It is required to transfer a title deed, release funds from a Turkish bank account, transfer a car or company shares, file the inheritance tax return and sell inherited property.
Why can't a foreigner get it from a notary?
Article 71/B of the Notaries Act (No. 1512) prohibits notaries from issuing the certificate when it is requested by foreigners, when civil registry records are insufficient or when the matter requires court proceedings. In these cases the application goes to the civil court of peace.
Which law applies?
Under Article 20 of the Turkish Private International Law Act (No. 5718), succession is governed by the deceased's national law, but Turkish law applies to immovable property in Türkiye.
| Asset in Türkiye | Applicable law | Document needed |
|---|---|---|
| Apartment, house, land | Turkish law | Turkish court certificate of inheritance |
| Bank accounts, car, other movables | Generally the deceased's national law | Turkish certificate or a foreign document recognised in Türkiye |
Which court has jurisdiction?
Under Article 43 of Act No. 5718, the court of the deceased's last domicile in Türkiye has jurisdiction; if there was none, the court where the estate is located. For a residence permit holder or property owner in Alanya, the application is usually filed with the civil court of peace at the Alanya Courthouse. For assets in Manavgat, Gazipaşa or Antalya, the local courthouse applies (Manavgat, Gazipaşa, Antalya).
Which documents are needed?
- Death certificate;
- Birth and marriage (or divorce) certificates proving the family relationship;
- Copies of the heirs' passports and Turkish tax numbers, if any;
- Details of the assets in Türkiye (title deed, bank);
- The deceased's foreigner ID number (starting with 99), if registered in Türkiye;
- A power of attorney for a lawyer if the heirs cannot travel.
Foreign documents must carry an apostille and be translated by a sworn translator with notarisation. The court may ask for additional documents.
Step by step
- Apostille abroad, sworn translation in Türkiye.
- Application to the civil court of peace, in person or through a lawyer.
- Court review of the records; a hearing or witnesses if needed.
- Certificate issued and finalised.
- Inheritance tax return filed with the tax office.
- Title deed transfer at the land registry and bank formalities.
Deadlines you should not miss
| Step | Deadline | Legal basis |
|---|---|---|
| Renouncing the inheritance | 3 months (statutory heirs, from learning of the death) | Civil Code Art. 606 |
| Tax return: death in Türkiye, heir in Türkiye | 4 months | Act No. 7338, Art. 9 |
| Death in Türkiye, heir abroad | 6 months | |
| Death abroad, heir in Türkiye | 6 months | |
| Death abroad, heir in another foreign country | 8 months |
Deadlines start on the day after the death. Exemption amounts are updated every year; check the current figures on gib.gov.tr at the time of filing.
FAQ
Can I obtain the certificate without travelling to Türkiye?
Yes. With a power of attorney signed at a Turkish consulate abroad or a notary in Türkiye, a lawyer can handle the whole procedure.
Is an inheritance certificate from my home country valid at the land registry?
Not for real estate in Türkiye: heirs and shares are determined under Turkish law and a Turkish court certificate is required.
Can a foreign heir inherit an apartment in Türkiye?
Generally yes; restrictions such as military or security zones are checked during the transfer. More: property acquisition by foreigners.
What if the heirs disagree?
The certificate only shows the heirs and shares; dividing the assets is settled by agreement or in separate proceedings.
General overview: inheritance in Türkiye for foreign heirs · Service page: inheritance lawyer in Alanya.
General information as of 7 October 2026; not individual legal advice. Court practice and tax amounts may change and should be confirmed at the time of application.
