Buyer Questions Before the Title-Deed Closing Appointment
A land-registry closing appointment is not merely a time to sign. It is the point at which the property identity, the parties, authority to act, documents, official charges, payment instructions and any outstanding conditions must all line up. The most useful buyer questions are therefore not broad questions such as “Is everything ready?” They are questions that can be answered by a current record, a transaction number, an official message, a valid document or another piece of evidence tied to the exact property.
1. Who will attend and who has authority to sign?
Ask who is expected to appear in person, whether the seller is the registered owner, and whether either party will be represented. If a representative will act, identify the authority document in advance: power of attorney, guardianship decision, corporate authority or another legally relevant instrument. TKGM lists identity documents for the parties and, where representation exists, the representation document among the core sale documents. Do not accept a general assurance that a power of attorney is “fine.” Review the document before closing and make sure the names, capacity and transaction scope match the actual sale.
2. Is the property in the application exactly the property you agreed to buy?
Ask for the province, district, neighborhood, block and parcel information, independent-unit number and ownership share where relevant. Compare those identifiers with the contract, floor plan and the unit you viewed. In a large development, a marketing unit number, door number or project name is not enough. The official property identity must be the reference. A mismatch should be resolved before money or signatures move, not explained away after registration.
3. Has the registry position been checked again close to closing?
Ask when mortgages, attachments, annotations, easements and other registered restrictions were last checked. An old title-deed image does not prove that the registry is unchanged. If the deal requires a mortgage release or removal of another restriction, ask what evidence proves the release has actually been processed and who will verify it before signature or release of funds. TKGM guidance also explains that certain release documents, such as a bank mortgage-release document, are transmitted electronically to the land registry office; a seller promise is not a substitute for checking the resulting registry position.
4. Is the document set complete for this specific transaction?
Ask for the document list used for the current application rather than relying on a checklist copied from another transaction. For a sale, the official file normally includes party identity and, if relevant, representation evidence. When a foreign buyer or seller is involved, additional requirements can arise depending on the case, including passport or nationality evidence, valuation-related documents where applicable, compulsory earthquake insurance for buildings, municipal value information, the foreign-exchange purchase document and its banking route, and a sworn interpreter for a party who does not know Turkish. Ask which items must be originals, which arrive electronically and which have a validity period that matters on closing day.
5. How was the application opened and what stage is it at?
TKGM states that land-registry applications can be initiated through Web Tapu, and ALO 181 can also be used for appointment support. Ask for the application reference, the office handling the file, and the meaning of each message you receive. A request for missing information, a fee notice and a signature appointment are not the same thing. If an SMS is delayed, use the official status channels instead of relying on a screenshot forwarded by another party.
6. What official charges are due and who pays each amount?
Ask for a breakdown that separates the title-deed fee from the revolving-fund service charge and from private transaction costs. TKGM’s sale guidance states that the title-deed fee is calculated on the declared sale value, not below the relevant property-tax value, at 20 per thousand for the buyer and 20 per thousand for the seller separately. The revolving-fund service charge is collected under the tariff in force. These government amounts should not be confused with brokerage commission, legal fees or interpreter fees. If you use TKGM e‑Tahsilat, confirm the official e‑collection number sent for the transaction.
7. What is the exact sequence of payment, signature and registration?
This is one of the buyer’s most important questions. Ask how much remains to be paid, which account will receive it, whose name is on that account, when the funds are released compared with signature and registration, and what evidence confirms each step. Do not send a substantial payment merely because a closing date has been announced. Match the beneficiary name, IBAN, payment purpose and contract. If an escrow-style or controlled payment mechanism is used, understand the release conditions. For foreign-buyer transactions, keep payment evidence and the foreign-exchange purchase document conceptually separate; each has a distinct function and both must match the transaction where required.
8. Which unresolved conditions would postpone closing?
Turn every open issue into a named condition: mortgage release, corrected power of attorney, corrected identity information, valuation completion, receipt of the foreign-exchange document, a document deficiency or a handover matter. Ask who owns the task, what evidence closes it, the deadline and the consequence if it remains open. A material condition should not be converted into “we will fix it after transfer” without a documented risk decision and appropriate protection.
9. Is an interpreter required and how will understanding be protected?
If a party does not understand Turkish sufficiently for the official declaration, ask in advance about the sworn-interpreter requirement for the case. The purpose is not simply to have another person present; it is to ensure the party understands what is being declared and that names, amounts, property identity and legal effect are understood. A short marketing translation should never replace an explanation of the official instrument.
10. What evidence will you receive and retain after registration?
Ask before the appointment how completion will be evidenced, which fee receipts will be available, and what should remain in your closing file. Keep the contract, transaction messages, payment evidence, authority documents, translations, documents closing conditions and the final registration evidence together. This file can matter later for tax, leasing, resale, finance and dispute resolution. A buyer should be able to reconstruct why the transaction was allowed to close from the retained evidence, not from memory.
Short questions to ask before entering the appointment
- Does the property identity in the application match the contract and the unit viewed?
- Is the registered owner, or a properly authorized representative, the person signing?
- Have changeable registry restrictions been rechecked close to closing?
- Has every required document reached the office in the required form?
- Are official charges clearly separated from private service costs?
- Are payment instructions written and matched to the contract and beneficiary?
- Is any unresolved condition serious enough to stop signing or payment?
- Will every party understand the official declaration?
- Do you know which evidence you will retain after registration?
FAQ
Does having an appointment mean the file is risk-free?
No. An appointment is an administrative stage. The buyer still needs to verify the exact property, parties, authority, current registry position, documents, payment route and any unresolved conditions.
Can an old title-deed copy be treated as current proof?
It is useful as a reference, but it is not a substitute for the current registry position used for the live transaction.
Should government charges be paid through a link sent by any participant?
Use TKGM’s official payment channels and the official e‑collection information associated with the transaction. Do not route government charges to private accounts or unknown payment links.
When should closing be postponed?
Postpone when a material condition remains unproven, when identity or authority is unclear, when the registry or required documents are not in the expected state, when payment instructions cannot be independently verified, or when a party does not understand what is being signed.
This guide is practical information and does not replace independent legal, tax or banking advice for the specific transaction.