Probate Lawyer in Turkey

Inheritance, title deeds and estates in Turkey for UK and international families

If a relative has died owning property, bank accounts or shares in Turkey, the estate usually cannot be dealt with from the UK alone. Turkish authorities need Turkish documents, issued in Turkey, and the process is unfamiliar to most families. Our probate lawyers in Turkey act for British and international heirs and executors: we obtain the inheritance certificate, deal with the tax office and the land registry, transfer or sell property and close accounts. You work with UK-qualified solicitors and Turkish lawyers who speak English and take care of the paperwork for you.

Which law applies to the estate?

Under Turkish private international law (Law No. 5718), succession is generally governed by the law of the deceased's nationality. For immovable property in Turkey, however, Turkish law and Turkish courts apply. So a British resident with a villa in Turkey will often have two systems involved: English law for the UK estate, and Turkish law for the Turkish property. We work with your English solicitor so the two fit together, and we can provide Turkish law evidence for use in UK probate.

Who inherits under Turkish law?

Where there is no valid will, the Turkish Civil Code sets the heirs in groups. The surviving spouse shares with the deceased's children, or with parents and their descendants, or with grandparents, according to the family. Children, the spouse and, in some cases, parents also have compulsory shares (saklı pay) that a will cannot remove. If the will gives away more than the free part of the estate, those heirs can claim the difference. We explain exactly who is entitled to what in your family.

What we do for you

• Obtain the inheritance certificate (mirasçılık belgesi), which proves who the heirs are and their shares.

• Locate and identify the deceased's Turkish assets: property, bank accounts, vehicles, shares and company interests.

• Prepare the inheritance tax declaration and deal with the tax office.

• Transfer title deeds (tapu) at the land registry into the heirs' names, or sell the property and pay out the proceeds.

• Close or transfer bank accounts and settle debts.

• Act under a power of attorney, so heirs abroad do not need to travel.

• Resolve disputes between heirs, including claims over a will.

Inheritance tax in Turkey

Inheritance and gift tax (veraset ve intikal vergisi) is due on assets in Turkey. The tax return must be filed within set deadlines after the death, and the deadline is longer when the death occurred abroad. Missing it can lead to penalties and can block the transfer of a title deed. Rates and exemptions change, so we check the current figures for your case at the start and tell you what is due.

Disclaiming an inheritance

A Turkish estate can include debts. Heirs have a short period, usually three months from learning of the death, to disclaim (reddi miras) if they do not want to inherit. Once the period passes, you may be treated as having accepted. If you think an estate is insolvent, speak to us quickly.

Wills for property in Turkey

If you own property in Turkey, a will that deals with it clearly makes things far simpler for your family. A will can be made in Turkey in a recognised form, such as an official will before a notary or court, or a handwritten will written, dated and signed entirely by you. A UK will can sometimes be used, but it often does not work smoothly in Turkey. We draft Turkish wills, coordinate them with your English will and advise on the compulsory shares so the will does what you intend.

Contesting or defending a will

Heirs can challenge a will for lack of capacity, undue influence, defective form or breach of the compulsory shares. Strict time limits apply, so early advice matters. We act for both claimants and those defending a will.

How the process works

• Free first call: we listen, and ask for the death certificate and any will.

• Fixed fee estimate: you receive a written quote before we start work.

• Documents: we advise what to apostille and translate, and handle the Turkish side.

• Certificate, tax and transfer: we run the steps in the right order and keep you updated.

• Completion: title deeds registered, accounts closed, proceeds paid out.

Why instruct Canko Law Firm

• One team for England and Turkey: UK solicitors and Turkish lawyers working together.

• English-speaking, with clear updates and no jargon.

• Experience of estates involving property in popular UK buyer areas such as Bodrum, Fethiye, Kalkan, Marmaris, Antalya and Istanbul.

• We can act remotely under a power of attorney, so you do not have to travel.

Frequently asked questions

Do I need a Turkish probate process if the owner was British?

If the person owned property or accounts in Turkey, yes. A UK grant of probate does not by itself transfer a Turkish title deed. A Turkish inheritance certificate and the related steps are normally required.

How long does it take?

It depends on the number of heirs, the documents and the courts and offices involved. Straightforward estates are often finished in a matter of months. Disputes take longer. We give you a realistic timetable once we have the documents.

Can I deal with this from the UK?

Yes. With a properly prepared power of attorney we can act for you, so you do not need to travel to Turkey.

What if there is no will?

The Turkish Civil Code decides who inherits and in what shares. We obtain the inheritance certificate that sets this out.

Can I sell the inherited property?

Yes, once the title deed has been transferred to the heirs and any tax is dealt with. We can handle the transfer and the sale.

Talk to a probate lawyer in Turkey

Send us the death certificate, any will and what you know about the Turkish assets. We will explain the steps, the likely timetable and the cost, in English, before you decide. Contact us through the Contact page or book a consultation.