{"id":5768,"date":"2025-01-07T09:54:43","date_gmt":"2025-01-07T09:54:43","guid":{"rendered":"https:\/\/www.cbhukuk.com\/?p=5768"},"modified":"2026-03-16T22:01:15","modified_gmt":"2026-03-16T22:01:15","slug":"partition-action-to-force-sale-of-property","status":"publish","type":"post","link":"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/","title":{"rendered":"Partition Action To Force Sale of Property in Turkey"},"content":{"rendered":"<section class=\"l-section wpb_row height_small\"><div class=\"l-section-h i-cf\"><div class=\"g-cols vc_row via_grid cols_1 laptops-cols_inherit tablets-cols_inherit mobiles-cols_1 valign_top type_default stacking_default\"><div class=\"wpb_column vc_column_container\"><div class=\"vc_column-inner\"><div class=\"wpb_text_column us_custom_275474cc has_text_color\"><div class=\"wpb_wrapper\"><p><a ref=\"magnificPopup\" href=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/partition-action-in-Turkey.jpg\"><img decoding=\"async\" class=\"aligncenter size-us_800_400 wp-image-5776\" src=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/partition-action-in-Turkey-800x400.jpg\" alt=\"partition action in Turkey\" width=\"800\" height=\"400\" srcset=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/partition-action-in-Turkey-800x400.jpg 800w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/partition-action-in-Turkey-300x150.jpg 300w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/partition-action-in-Turkey-100x50.jpg 100w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/partition-action-in-Turkey-90x45.jpg 90w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/partition-action-in-Turkey-120x60.jpg 120w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/partition-action-in-Turkey.jpg 1000w\" sizes=\"(max-width: 800px) 100vw, 800px\" \/><\/a><\/p>\n\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_85 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Index<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 eztoc-toggle-hide-by-default' ><li class='ez-toc-page-1 ez-toc-heading-level-1'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#LEGAL_DEFINITION_OF_PARTITION_ACTION_IN_TURKEY\" >LEGAL DEFINITION OF PARTITION ACTION IN TURKEY<\/a><ul class='ez-toc-list-level-2' ><li class='ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#THE_CONCEPT_AND_TYPES_OF_CO-OWNERSHIP_IN_TURKEY\" >THE CONCEPT AND TYPES OF CO-OWNERSHIP IN TURKEY<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Shared_Ownership\" >Shared Ownership<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Joint_Ownership\" >Joint Ownership<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Condominium_Ownership\" >Condominium Ownership<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#HOW_TO_END_CO-OWNERSHIP_IN_TURKEY\" >HOW TO END CO-OWNERSHIP IN TURKEY?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-7\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#HOW_TO_FILE_A_PARTITION_LAWSUIT_IN_TURKEY\" >HOW TO FILE A PARTITION LAWSUIT IN TURKEY?<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-8\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#1_Determination_of_the_Type_of_Co-Ownership\" >1. Determination of the Type of Co-Ownership<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-9\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#2_Filing_the_Lawsuit_Against_All_Co-Owners\" >2. Filing the Lawsuit Against All Co-Owners<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-10\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#3_Clear_Identification_of_the_Property_Subject_to_the_Lawsuit\" >3. Clear Identification of the Property Subject to the Lawsuit<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-11\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#4_Submission_of_Documents_Demonstrating_the_Co-Ownership_Relationship\" >4. Submission of Documents Demonstrating the Co-Ownership Relationship<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-12\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#5_Legal_Possibility_of_Terminating_the_Co-Ownership\" >5. Legal Possibility of Terminating the Co-Ownership<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-13\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#IS_MEDIATION_MANDATORY_IN_PARTITION_ACTIONS_IN_TURKEY\" >IS MEDIATION MANDATORY IN PARTITION ACTIONS IN TURKEY?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-14\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#WHO_CAN_FILE_A_PARTITION_LAWSUIT_IN_TURKEY\" >WHO CAN FILE A PARTITION LAWSUIT IN TURKEY?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-15\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#WHICH_COURT_HAS_JURISDICTION_IN_PARTITION_ACTIONS_IN_TURKEY\" >WHICH COURT HAS JURISDICTION IN PARTITION ACTIONS IN TURKEY?<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-16\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Competent_Court_in_Dissolution_of_Co-ownership_Cases_in_Turkey\" >Competent Court in Dissolution of Co-ownership Cases in Turkey<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-17\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Jurisdiction_in_Dissolution_of_Co-ownership_Cases_in_Turkey\" >Jurisdiction in Dissolution of Co-ownership Cases in Turkey<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-18\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#HOW_LONG_DOES_A_PARTITION_CASE_TAKE_IN_TURKEY\" >HOW LONG DOES A PARTITION CASE TAKE IN TURKEY?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-19\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#HOW_MUCH_DOES_A_PARTITION_LAWSUIT_COST_IN_TURKEY\" >HOW MUCH DOES A PARTITION LAWSUIT COST IN TURKEY?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-20\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#HOW_TO_END_CO-OWNERSHIP_IN_TURKEY_IN_A_DISSOLUTION_OF_CO-OWNERSHIP_CASE\" >HOW TO END CO-OWNERSHIP IN TURKEY IN A DISSOLUTION OF CO-OWNERSHIP CASE?<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-21\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#1_Termination_of_Co-ownership_in_Turkey_by_Partition_in_Kind\" >1. Termination of Co-ownership in Turkey by Partition in Kind<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-22\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#2_Termination_of_Co-ownership_in_Turkey_by_Sale_Private_Agreement_or_Auction\" >2. Termination of Co-ownership in Turkey by Sale (Private Agreement or Auction)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-23\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#3_Termination_of_Co-ownership_by_Conversion_to_Condominium_Ownership\" >3. Termination of Co-ownership by Conversion to Condominium Ownership<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-24\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#SALES_STAGE_IN_CO-OWNERSHIP_PARTITION_ACTIONS_IN_TURKEY\" >SALES STAGE IN CO-OWNERSHIP PARTITION ACTIONS IN TURKEY<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-25\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#1_Auction_Procedure\" >1. Auction Procedure<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-26\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#2_Initiation_of_the_Sale_Process\" >2. Initiation of the Sale Process<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-27\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#3_Valuation_and_Objection_Process\" >3. Valuation and Objection Process<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-28\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#4_Sale_Announcement_and_Auction\" >4. Sale Announcement and Auction<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-29\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#5_Legal_Basis_of_the_Sale\" >5. Legal Basis of the Sale<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-30\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#6_Auction_Start_First_and_Second_Bidding\" >6. Auction Start: First and Second Bidding<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-31\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#7_Conclusion_of_the_Auction_and_Transfer_of_Ownership\" >7. Conclusion of the Auction and Transfer of Ownership<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-32\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#8_Auction_Result_Report_and_Announcement\" >8. Auction Result Report and Announcement<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-33\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#9_Bidding_Process_and_Irrevocability_of_the_Sale_Request\" >9. Bidding Process and Irrevocability of the Sale Request<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-34\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#10_Second_Auction_and_New_Sale_Request\" >10. Second Auction and New Sale Request<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-35\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#11_Extension_of_Time_Due_to_Technical_Issues\" >11. Extension of Time Due to Technical Issues<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-36\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#12_Registration_of_Ownership\" >12. Registration of Ownership<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-37\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#13_Complaints_Against_Auction_Procedures\" >13. Complaints Against Auction Procedures<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-38\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#14_Annulment_of_the_Auction\" >14. Annulment of the Auction<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-39\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#IMPORTANT_CONSIDERATIONS_IN_DISSOLUTION_OF_CO-OWNERSHIP_IN_TURKEY\" >IMPORTANT CONSIDERATIONS IN DISSOLUTION OF CO-OWNERSHIP IN TURKEY<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-40\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#FIXTURES_IN_CO-OWNERSHIP_DISPUTES_IN_TURKEY\" >FIXTURES IN CO-OWNERSHIP DISPUTES IN TURKEY<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-41\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Scope_and_Purpose_of_the_Affiliation_Lawsuit_on_Fixtures\" >Scope and Purpose of the Affiliation Lawsuit on Fixtures<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-42\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Relationship_with_Dissolution_of_Co-ownership_Lawsuits_and_Preliminary_Issue_Status\" >Relationship with Dissolution of Co-ownership Lawsuits and Preliminary Issue Status<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-43\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Legal_Consequences_of_Fixture_Affiliation_Disputes\" >Legal Consequences of Fixture Affiliation Disputes<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-44\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Valuation_of_Fixtures_and_Calculation_of_Sale_Price\" >Valuation of Fixtures and Calculation of Sale Price<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-45\" href=\"https:\/\/www.cbhukuk.com\/en\/partition-action-to-force-sale-of-property\/#Conclusion_and_Legal_Recommendations\" >Conclusion and Legal Recommendations<\/a><\/li><\/ul><\/li><\/ul><\/li><\/ul><\/nav><\/div>\n<h1><span class=\"ez-toc-section\" id=\"LEGAL_DEFINITION_OF_PARTITION_ACTION_IN_TURKEY\"><\/span><strong>LEGAL DEFINITION OF PARTITION ACTION IN TURKEY<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h1>\n<p data-start=\"58\" data-end=\"675\"><strong>A<\/strong> <strong data-start=\"60\" data-end=\"90\">partition action in Turkey<\/strong>, known in Turkish law as <strong data-start=\"116\" data-end=\"139\">izale-i \u015fuyu<\/strong>, is a type of civil lawsuit filed to <strong data-start=\"181\" data-end=\"211\">terminate the co-ownership<\/strong> <strong>of movable or immovable property held under shared or joint ownership.<\/strong> The aim of this legal process is to <strong data-start=\"370\" data-end=\"416\">end the existing co-ownership relationship<\/strong> and convert it into <strong data-start=\"437\" data-end=\"461\">individual ownership<\/strong>. In practice, this case is more commonly referred to as a <strong data-start=\"520\" data-end=\"597\">&#8220;lawsuit for dissolution of co-ownership&#8221;<\/strong>\u00a0and is regulated under the relevant provisions of the Turkish Civil Code.<\/p>\n<p data-start=\"677\" data-end=\"1080\"><strong>A partition action in Turkey is typically filed when continuing the co-ownership is no longer feasible or reasonable for the co-owners.<\/strong> It seeks the <strong data-start=\"834\" data-end=\"855\">fair distribution<\/strong> of the jointly owned asset and allows each co-owner to obtain <strong data-start=\"918\" data-end=\"936\">sole ownership<\/strong> <strong>of their respective share.<\/strong> In this sense, the lawsuit serves as a <strong data-start=\"1003\" data-end=\"1026\">liquidation process to dissolve the legal relationship between co-owners.<\/strong><\/p>\n<p data-start=\"1082\" data-end=\"1360\">It is important not to confuse this legal action with a <strong data-start=\"1138\" data-end=\"1186\">&#8220;lawsuit for transition to shared ownership&#8221;<\/strong>. While a <strong data-start=\"1196\" data-end=\"1226\">partition action in Turkey<\/strong> aims to <strong data-start=\"1235\" data-end=\"1279\">end the existing co-ownership completely<\/strong>, a <strong data-start=\"1283\" data-end=\"1317\">transition to shared ownership<\/strong> refers to a <strong data-start=\"1330\" data-end=\"1359\">different legal mechanism<\/strong>.<\/p>\n<p data-start=\"1362\" data-end=\"1909\" data-is-last-node=\"\" data-is-only-node=\"\">Following the conclusion of a partition action in Turkey, if the property can be physically divided, <strong>it is apportioned among the co-owners accordingly.<\/strong> If <strong data-start=\"1529\" data-end=\"1566\">physical division is not possible<\/strong>, the property is <strong data-start=\"1584\" data-end=\"1627\">sold through a court-supervised auction<\/strong>, and the <strong data-start=\"1637\" data-end=\"1665\">proceeds are distributed<\/strong> among the co-owners in proportion to their shares. This process <strong data-start=\"1730\" data-end=\"1763\">legally ends the co-ownership<\/strong>, clarifying the status of the property\u2014especially in cases where the property has been the subject of <strong data-start=\"1866\" data-end=\"1888\">prolonged disputes<\/strong> <strong>among the co-owners.<\/strong><\/p>\n<\/div><\/div><\/div><\/div><\/div><\/div><\/section><section class=\"l-section wpb_row height_auto\"><div class=\"l-section-h i-cf\"><div class=\"g-cols vc_row via_grid cols_1 laptops-cols_inherit tablets-cols_inherit mobiles-cols_1 valign_top type_default stacking_default\"><div class=\"wpb_column vc_column_container\"><div class=\"vc_column-inner\"><div class=\"w-iconbox us_custom_aea21514 iconpos_left style_default color_secondary align_center no_title\"><div class=\"w-iconbox-icon\" style=\"font-size:2rem;\"><i class=\"fas fa-gavel\"><\/i><\/div><div class=\"w-iconbox-meta\"><div class=\"w-iconbox-text\"><div class=\"flex-shrink-0 flex flex-col relative items-end\">\n<div>\n<div class=\"pt-0\">\n<div class=\"gizmo-bot-avatar flex h-8 w-8 items-center justify-center overflow-hidden rounded-full\">\n<div class=\"relative p-1 rounded-sm flex items-center justify-center bg-token-main-surface-primary text-token-text-primary h-8 w-8\"><\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<div class=\"group\/conversation-turn relative flex w-full min-w-0 flex-col agent-turn\">\n<div class=\"flex-col gap-1 md:gap-3\">\n<div class=\"flex max-w-full flex-col flex-grow\">\n<div class=\"min-h-8 text-message flex w-full flex-col items-end gap-2 whitespace-normal break-words text-start &#091;.text-message+&amp;&#093;:mt-5\" dir=\"auto\" data-message-author-role=\"assistant\" data-message-id=\"1281236a-935c-49f0-93f5-678a2b331e22\" data-message-model-slug=\"gpt-4o-mini\">\n<div class=\"flex w-full flex-col gap-1 empty:hidden first:pt-&#091;3px&#093;\">\n<div class=\"markdown prose w-full break-words dark:prose-invert light\">\n<p>Article 698 of the <a href=\"https:\/\/www.mevzuat.gov.tr\/mevzuatmetin\/1.5.4721.pdf\" target=\"_blank\" rel=\"noopener\"><strong>Turkish Civil Code<\/strong><\/a> \u2013 Unless there is an obligation to continue the co-ownership due to a legal transaction or because the jointly owned property is designated for a continuous purpose, each co-owner may request the division of the property.<br \/>\nThe right to request division may be limited by a legal transaction for a period not exceeding ten years.<\/p>\n<p>Contracts regarding the continuation of co-ownership of immovable properties are subject to a formal requirement and may be registered in the land registry. A request for division cannot be made at an inappropriate time.<\/p>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div><\/div><\/div><div class=\"w-separator size_small\"><\/div><\/div><\/div><\/div><\/div><\/section><section class=\"l-section wpb_row height_auto\"><div class=\"l-section-h i-cf\"><div class=\"g-cols vc_row via_grid cols_1 laptops-cols_inherit tablets-cols_inherit mobiles-cols_1 valign_top type_default stacking_default\"><div class=\"wpb_column vc_column_container\"><div class=\"vc_column-inner\"><div class=\"wpb_text_column us_custom_275474cc has_text_color\"><div class=\"wpb_wrapper\"><h2><span class=\"ez-toc-section\" id=\"THE_CONCEPT_AND_TYPES_OF_CO-OWNERSHIP_IN_TURKEY\"><\/span>THE CONCEPT AND TYPES OF CO-OWNERSHIP IN TURKEY<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"0\" data-end=\"431\"><strong data-start=\"0\" data-end=\"219\">In order to properly understand a partition action in Turkey, it is essential to first clarify the legal nature and types of \u201cco-ownership\u201d under Turkish law.<\/strong> Co-ownership can only be established within the legal framework expressly provided by statute. It refers to a situation in which <strong data-start=\"349\" data-end=\"430\">multiple individuals hold ownership rights over the same asset simultaneously<\/strong>.<\/p>\n<p data-start=\"433\" data-end=\"673\">At the core of <strong data-start=\"448\" data-end=\"464\">co-ownership<\/strong> lies the existence of <strong data-start=\"487\" data-end=\"561\">shared ownership rights over a single property by more than one person<\/strong>. This shared ownership inherently requires the <strong data-start=\"609\" data-end=\"651\">distribution of rights and obligations<\/strong> among the co-owners.<\/p>\n<p data-start=\"675\" data-end=\"755\"><strong>Under Turkish law, co-ownership is examined under three main categories:<\/strong><\/p>\n<ol>\n<li data-start=\"759\" data-end=\"798\"><strong data-start=\"759\" data-end=\"796\">Shared ownership\u00a0<\/strong><\/li>\n<li data-start=\"802\" data-end=\"845\"><strong data-start=\"802\" data-end=\"843\">Joint ownership\u00a0<\/strong><\/li>\n<li data-start=\"849\" data-end=\"890\"><strong data-start=\"849\" data-end=\"890\">Condominium ownership\u00a0<\/strong><\/li>\n<\/ol>\n<p data-start=\"892\" data-end=\"1237\">Each of these types has distinct legal consequences and affects <strong>how to end co-ownership in Turkey<\/strong> may be pursued.<\/p>\n<ul>\n<li>\n<h3><span class=\"ez-toc-section\" id=\"Shared_Ownership\"><\/span><strong> Shared Ownership<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"71\" data-end=\"349\"><strong>Shared ownership in Turkey refers to a situation where multiple individuals hold specific shares in a single property.<\/strong> Each co-owner\u2019s ownership right pertains to a defined and independent portion; <strong>these shares are predetermined and clearly stated in official records<\/strong>.<\/p>\n<p data-start=\"351\" data-end=\"638\"><strong>Under the shared ownership regime in Turkey, each co-owner can independently exercise control over their share.<\/strong> This includes actions such as <strong>transfer, pledge, <a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/mortgage-in-turkey\/\">mortgage<\/a>, or enforcement.<\/strong> Even without any physical division among the co-owners, <strong>the legally established share proportions remain valid. <\/strong>In such ownership structures, a <strong data-start=\"672\" data-end=\"706\">co-ownership dispute in Turkey<\/strong> can be resolved by filing a <strong data-start=\"735\" data-end=\"755\">partition action<\/strong>, which legally ends the co-ownership.<\/p>\n<ul>\n<li>\n<h3><span class=\"ez-toc-section\" id=\"Joint_Ownership\"><\/span><strong> Joint Ownership<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"75\" data-end=\"360\">In joint ownership in Turkey, the individual shares of the co-owners are not specifically defined, and <strong data-start=\"192\" data-end=\"270\">all co-owners are considered to jointly own the entire property as a whole<\/strong>. This type of ownership commonly arises in cases of <a href=\"https:\/\/www.cbhukuk.com\/en\/probate-in-turkey\/\"><strong>inheritance probate process<\/strong><\/a> or <strong>informal partnerships.<\/strong><\/p>\n<p data-start=\"362\" data-end=\"651\">Under this regime, <strong data-start=\"381\" data-end=\"448\">no co-owner can independently dispose of or manage the property<\/strong>; all actions related to <strong>the property must be carried out<\/strong> <strong data-start=\"506\" data-end=\"521\">unanimously<\/strong>. Since the co-owners cannot define or transfer their individual shares,<strong> this form of ownership involves a<\/strong> <strong data-start=\"628\" data-end=\"650\">tighter legal bond<\/strong>.<\/p>\n<p data-start=\"653\" data-end=\"895\" data-is-last-node=\"\" data-is-only-node=\"\">In the event of disagreement or unwillingness to continue this joint ownership, <strong>a<\/strong> <strong data-start=\"735\" data-end=\"769\">co-ownership dispute in Turkey<\/strong> may lead to a <strong data-start=\"784\" data-end=\"804\">partition action<\/strong> to dissolve the undivided ownership and allow for either division or sale of the property.<\/p>\n<ul>\n<li>\n<h3><span class=\"ez-toc-section\" id=\"Condominium_Ownership\"><\/span><strong> Condominium Ownership<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"75\" data-end=\"493\"><strong>Condominium ownership is a special type of property ownership established under <a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/real-estate-law-in-turkey\/\">Turkish real estate law<\/a> for the independent units of a completed building.<\/strong> In this system, <strong data-start=\"256\" data-end=\"314\">each owner holds exclusive ownership of a private unit<\/strong> (such as an apartment) while also <strong data-start=\"349\" data-end=\"390\">sharing ownership of the common areas<\/strong> (such as stairs, elevators, parking lots, etc.) in accordance with the principles of shared ownership.<\/p>\n<p data-start=\"495\" data-end=\"664\"><strong data-start=\"495\" data-end=\"590\">Condominium ownership is governed by the provisions of Law No. 634 on Condominium Ownership<\/strong> and becomes legally effective once it is registered in the land registry.<\/p>\n<p data-start=\"666\" data-end=\"1066\" data-is-last-node=\"\" data-is-only-node=\"\"><strong>This dual structure requires owners to operate within both<\/strong> <strong data-start=\"725\" data-end=\"767\">individual and co-ownership frameworks<\/strong>. As a result, cooperation among owners is essential in matters such as <strong data-start=\"839\" data-end=\"890\">property management, collective decision-making<\/strong>, and <strong data-start=\"896\" data-end=\"926\">sharing of common expenses<\/strong>. In cases of disagreement, especially concerning shared areas, a <strong data-start=\"992\" data-end=\"1026\">co-ownership dispute in Turkey<\/strong> may arise and require legal resolution.<\/p>\n<h2><strong><a ref=\"magnificPopup\" href=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-nedir-scaled-e1735823258515.jpg\"><img decoding=\"async\" class=\"aligncenter size-us_800_400 wp-image-4143\" src=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-nedir-800x275.jpg\" alt=\"partition lawsuit in Turkey\" width=\"800\" height=\"275\" \/><\/a><\/strong><\/h2>\n<h2><span class=\"ez-toc-section\" id=\"HOW_TO_END_CO-OWNERSHIP_IN_TURKEY\"><\/span>HOW TO END CO-OWNERSHIP IN TURKEY?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"52\" data-end=\"486\">A dissolution of co-ownership lawsuit, also known as a <strong data-start=\"107\" data-end=\"138\">partition lawsuit in Turkey<\/strong>, is a judicial remedy sought by individuals who hold co-ownership rights over movable or immovable property but <strong data-start=\"251\" data-end=\"365\">either do not wish to continue the co-ownership or cannot agree among themselves on how to divide the property<\/strong>. <strong data-start=\"367\" data-end=\"486\">This lawsuit begins when one or more co-owners apply to the court to terminate the existing ownership relationship.<\/strong><\/p>\n<p data-start=\"488\" data-end=\"934\">Although the <strong data-start=\"501\" data-end=\"532\">partition lawsuit in Turkey<\/strong> is not explicitly named as such in the Turkish Civil Code No. 4721, <strong data-start=\"601\" data-end=\"848\">its legal basis primarily stems from Articles 698 and following, which regulate the termination of shared ownership. <\/strong>According to Article 698 of the Turkish Civil Code,<strong data-start=\"601\" data-end=\"848\"> each co-owner has the right to demand the termination of the co-ownership.<\/strong> If this right cannot be exercised voluntarily, it is enforced through judicial means.<\/p>\n<p data-start=\"936\" data-end=\"1582\"><strong>The dissolution of co-ownership lawsuit in Turkey is<\/strong> <strong data-start=\"990\" data-end=\"1063\">the only legal way to terminate co-ownership forcefully and lawfully.<\/strong> This type of lawsuit especially facilitates <strong data-start=\"1108\" data-end=\"1224\">an equitable liquidation of the property by the court when co-owners fail to <a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/contract-law-in-turkey\/\">reach an agreement<\/a> on its division.<\/strong> If the co-owners cannot conclude a contract or agreement among themselves regarding the division, the court will decide, depending on whether the property is movable or immovable, <strong data-start=\"1405\" data-end=\"1582\">either to partition the property in kind or, if that is not possible, to order the sale of the property and distribute the proceeds according to the shares of the co-owners.<\/strong><\/p>\n<p data-start=\"1584\" data-end=\"2037\"><strong>For example, Ali, Hasan, and Fatma are co-owners of a plot of land inherited from their father under joint ownership according to <a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/inheritance-law-in-turkey\/\">Turkish Inheritance Law<\/a>.<\/strong> Although the land has been registered in the names of the heirs, <strong>it has not been physically divided.<\/strong> Over time, disagreements arose among the heirs regarding the use of the land; <strong>Ali wanted to cultivate it, Hasan preferred to sell it and share the proceeds, while Fatma intended to build a house on it.<\/strong><\/p>\n<p data-start=\"2039\" data-end=\"2478\">When the parties could not reach an agreement, <strong data-start=\"2086\" data-end=\"2230\">Hasan filed a partition lawsuit in Turkey at the Civil Court of Peace, claiming that continuation of the co-ownership was no longer possible.<\/strong> Following inspection and expert reports, the court determined that physical partition of the land was not feasible. Consequently, <strong data-start=\"2361\" data-end=\"2478\">the court ordered the land to be sold by auction and the sale proceeds to be equally distributed among the heirs.<\/strong><\/p>\n<p data-start=\"2480\" data-end=\"2743\">As seen in this example, the parties resorted to a <strong data-start=\"2531\" data-end=\"2743\">partition lawsuit in Turkey because they could not divide the property themselves; <\/strong>the court terminated the co-ownership relationship and ensured individual ownership <strong data-start=\"2531\" data-end=\"2743\">through a forced sale of property in Turkey.<\/strong><\/p>\n<p data-start=\"2745\" data-end=\"2921\">Thanks to this lawsuit, the co-ownership relationship legally ended,<strong data-start=\"2769\" data-end=\"2921\"> and each co-owner gained the unrestricted right to dispose of their share based on the amount received.<\/strong><\/p>\n<p data-start=\"2923\" data-end=\"3258\" data-is-last-node=\"\" data-is-only-node=\"\">In this respect, <strong>the dissolution of co-ownership in Turkey is an important legal tool both for establishing individual ownership rights and for resolving disputes that may arise from co-ownership.<\/strong> It is frequently used in practice, especially to resolve long-standing disagreements among co-owners in immovable property cases.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"HOW_TO_FILE_A_PARTITION_LAWSUIT_IN_TURKEY\"><\/span><strong>HOW TO FILE A PARTITION LAWSUIT IN TURKEY?<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>If it is not possible to divide a property subject to joint ownership or tenancy in common through mutual agreement between the parties<strong data-start=\"69\" data-end=\"322\">, a dissolution of co-ownership lawsuit (partition action in Turkey) may be filed under certain legal conditions.<\/strong> This lawsuit is a judicial process aimed at terminating the co-ownership relationship by court decision and establishing individual ownership.<\/p>\n<p><strong>Below are the essential elements and important considerations required for filing a partition lawsuit in Turkey:<\/strong><\/p>\n<div class=\"flex-shrink-0 flex flex-col relative items-end\">\n<div>\n<div class=\"pt-0\">\n<div class=\"gizmo-bot-avatar flex h-8 w-8 items-center justify-center overflow-hidden rounded-full\">\n<div class=\"relative p-1 rounded-sm flex items-center justify-center bg-token-main-surface-primary text-token-text-primary h-8 w-8\">\n<h3 data-start=\"63\" data-end=\"552\"><span class=\"ez-toc-section\" id=\"1_Determination_of_the_Type_of_Co-Ownership\"><\/span><strong data-start=\"63\" data-end=\"111\">1. Determination of the Type of Co-Ownership<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"63\" data-end=\"552\"><strong data-start=\"114\" data-end=\"311\">In order to file a partition lawsuit in Turkey, the property in question must first fall under either tenancy in common (shared ownership) or joint ownership (co-ownership in undivided shares).<\/strong> The property may be immovable (land, residence, field, etc.), movable (vehicles, machinery, valuable goods), or valuable documents (such as stocks). <strong>The property subject to the lawsuit must legally correspond to the relevant ownership type.<\/strong><\/p>\n<h3 data-start=\"554\" data-end=\"894\"><span class=\"ez-toc-section\" id=\"2_Filing_the_Lawsuit_Against_All_Co-Owners\"><\/span><strong data-start=\"554\" data-end=\"601\">2. Filing the Lawsuit Against All Co-Owners<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"554\" data-end=\"894\"><strong>A partition lawsuit in Turkey can be filed by one or more co-owners; however, the lawsuit must be directed against all co-owners.<\/strong> This rule is a fundamental procedural requirement for proper party formation. If any party is missing, the court may dismiss the case on procedural grounds.<\/p>\n<h3 data-start=\"896\" data-end=\"1443\"><span class=\"ez-toc-section\" id=\"3_Clear_Identification_of_the_Property_Subject_to_the_Lawsuit\"><\/span><strong data-start=\"896\" data-end=\"962\">3. Clear Identification of the Property Subject to the Lawsuit<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"896\" data-end=\"1443\"><strong>The complaint must include complete legal and technical information regarding the property under co-ownership.<\/strong> For immovable properties, this includes <a href=\"https:\/\/www.cbhukuk.com\/en\/title-search-process-in-turkey\/\"><strong>title deed details<\/strong><\/a> (province, district, neighborhood\/village, block, parcel, description, etc.), and for vehicles, <strong>the license plate and registration information<\/strong> must be clearly specified. <strong data-start=\"1305\" data-end=\"1443\">In case of errors or deficiencies in the title deed records, the court may grant the plaintiff a period to rectify these deficiencies.<\/strong><\/p>\n<h3 data-start=\"1445\" data-end=\"1866\"><span class=\"ez-toc-section\" id=\"4_Submission_of_Documents_Demonstrating_the_Co-Ownership_Relationship\"><\/span><strong data-start=\"1445\" data-end=\"1519\">4. Submission of Documents Demonstrating the Co-Ownership Relationship<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"1445\" data-end=\"1866\"><strong data-start=\"1522\" data-end=\"1623\">The plaintiff is required to submit documents proving the co-ownership relationship to the court.<\/strong> These documents may include i<strong>nheritance certificates, copies of title deeds, notarized agreements, court rulings, or written contracts<\/strong> between the parties. The documents must establish the legal validity of the co-ownership over the property.<\/p>\n<h3 data-start=\"1868\" data-end=\"2349\"><span class=\"ez-toc-section\" id=\"5_Legal_Possibility_of_Terminating_the_Co-Ownership\"><\/span><strong data-start=\"1868\" data-end=\"1924\">5. Legal Possibility of Terminating the Co-Ownership<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"1868\" data-end=\"2349\">If the property subject to tenancy in common is dedicated to a specific legal purpose (for example, allocated to a foundation or for public use) or involves a structure intended for continuous use, terminating the co-ownership may not be legally possible. <strong data-start=\"2183\" data-end=\"2349\">Therefore, the court evaluates the nature and current status of the property to determine whether any legal obstacles prevent the dissolution of the co-ownership in Turkey.<\/strong><\/p>\n<p data-start=\"2356\" data-end=\"2762\"><strong data-start=\"2356\" data-end=\"2543\">In conclusion, a partition lawsuit in Turkey is an effective judicial mechanism aimed at individualizing ownership rights and terminating co-ownership in a property ownership dispute.<\/strong> To file and proceed with the lawsuit properly, the conditions outlined above must be met. <strong data-start=\"2634\" data-end=\"2762\">The court process emphasizes the protection of the parties&#8217; ownership rights and the equitable distribution of the property in Turkey.<\/strong><\/p>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<h2><span class=\"ez-toc-section\" id=\"IS_MEDIATION_MANDATORY_IN_PARTITION_ACTIONS_IN_TURKEY\"><\/span><strong>IS MEDIATION MANDATORY IN PARTITION ACTIONS IN TURKEY?<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"173\" data-end=\"587\"><strong data-start=\"173\" data-end=\"384\">As of September 1, 2023, with the enactment of new legal regulations, cases concerning the dissolution of co-ownership in Turkey have been included within the scope of mandatory mediation.<\/strong> Under this regulation, pursuant to the Law No. 6325 on Mediation in Civil Disputes and related legislation, <strong>initiating <a href=\"https:\/\/www.cbhukuk.com\/en\/mediation-process-in-turkey\/\">the mediation process in Turkey<\/a><\/strong>\u00a0in such cases has become a prerequisite for filing a lawsuit.<\/p>\n<p data-start=\"589\" data-end=\"757\">Within this framework, in <strong data-start=\"615\" data-end=\"757\">any partition action in Turkey concerning the division of movable or immovable properties<\/strong> subject to joint or tenancy in common ownership:<\/p>\n<ul>\n<li data-start=\"761\" data-end=\"831\">It is mandatory to <strong>apply to mediation<\/strong> before filing the lawsuit.<\/li>\n<li data-start=\"834\" data-end=\"1063\"><strong data-start=\"834\" data-end=\"933\">The mediation application must be directed to all co-owners who will be defendants in the case.<\/strong> Starting mediation with missing parties will invalidate the process and result in the failure to meet the lawsuit prerequisite.<\/li>\n<li data-start=\"1066\" data-end=\"1202\"><strong>The final record issued at the conclusion of the mediation process<\/strong> must be submitted to the court along with the lawsuit petition.<\/li>\n<li data-start=\"1205\" data-end=\"1350\">If <a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/file-a-lawsuit-in-turkey\/\"><strong>a lawsuit is filed in Turkey<\/strong><\/a> without prior mediation,<strong data-start=\"1205\" data-end=\"1350\"> the court will dismiss the case on procedural grounds <\/strong>due to the absence of this prerequisite.<\/li>\n<\/ul>\n<p data-start=\"1352\" data-end=\"1769\">The purpose of this practice is to encourage the resolution of <strong data-start=\"1415\" data-end=\"1456\">property ownership disputes in Turkey<\/strong> through amicable means before resorting to judicial proceedings, thereby reducing the number of lawsuits and the duration of trials, and promoting a culture of reconciliation between parties. <strong>However, if mediation does not result in an agreement, parties retain their legal right to pursue their claims in court.<\/strong><\/p>\n<h2><span class=\"ez-toc-section\" id=\"WHO_CAN_FILE_A_PARTITION_LAWSUIT_IN_TURKEY\"><\/span><strong>WHO CAN FILE A PARTITION LAWSUIT IN TURKEY?<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"93\" data-end=\"529\"><strong>The partition lawsuit in Turkey can be filed by one or more co-owners.<\/strong> The right to file this lawsuit covers <strong>all natural<\/strong> and <a href=\"https:\/\/www.cbhukuk.com\/en\/corporate-law-in-turkey\/\"><strong>legal persons<\/strong><\/a> <strong>who hold joint or undivided ownership<\/strong> over the relevant movable or immovable property. <strong>Accordingly, not only individuals but also associations, or other <a href=\"https:\/\/www.cbhukuk.com\/en\/company-types-in-turkey\/\">companies established in Turkey<\/a> and <a href=\"https:\/\/www.cbhukuk.com\/en\/establishing-a-foreign-company-branch-in-turkey\/\">foreign companies&#8217; branches in Turkey<\/a> can act as plaintiffs in their capacity as co-owners.<\/strong><\/p>\n<p data-start=\"531\" data-end=\"1317\"><a href=\"https:\/\/www.cbhukuk.com\/en\/foreigners-buying-property-in-turkey\/\"><strong>Foreigners acquiring real estate in Turkey<\/strong><\/a> <strong>are subject to the same rights and obligations as Turkish citizens<\/strong>, and they also have the right to file a <strong data-start=\"681\" data-end=\"724\">real estate partition lawsuit in Turkey<\/strong> for properties in which they hold shares. Although the acquisition of immovable property by foreigners is subject to certain restrictions under Article 35 of the Turkish Land Registry Law No. 2644, once acquired, <strong>co-ownership relations over the property are governed by the Turkish Civil Code and related procedural laws.<\/strong><\/p>\n<p data-start=\"531\" data-end=\"1317\">Therefore, foreign nationals who hold shares in a property may file a <strong data-start=\"1117\" data-end=\"1148\">partition lawsuit in Turkey<\/strong> alone or jointly with other co-owners in Turkish courts <strong>without needing any additional permits or being subject to special <a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/turkish-citizenship\/\">foreigner laws<\/a> during the litigation process.<\/strong><\/p>\n<p data-start=\"1319\" data-end=\"1722\"><strong>The person or persons filing the lawsuit are called the plaintiff(s), and all other co-owners are defendants.<\/strong> This is a unique feature of the <strong data-start=\"1461\" data-end=\"1492\">partition lawsuit in Turkey<\/strong> regarding party composition. The lawsuit must be directed against all co-owners without exception. <strong>Otherwise, the court cannot proceed to the merits without complete party formation and may dismiss the case on procedural grounds.<\/strong><\/p>\n<p data-start=\"1724\" data-end=\"1927\">In the event of the death of a co-owner, their heirs succeed to the deceased\u2019s position and gain the status of parties in the <strong data-start=\"1850\" data-end=\"1883\">heirs property dispute in Turkey<\/strong> <strong>within the partition lawsuit.<\/strong> In this case:<\/p>\n<ul>\n<li data-start=\"1931\" data-end=\"2106\">First, <strong>a certificate of inheritance<\/strong> must be obtained and the heirs of the deceased determined. Heirs may be legal heirs under law or those <strong>appointed by <a href=\"https:\/\/www.cbhukuk.com\/en\/last-will-and-testament\/\">a will<\/a>.<\/strong><\/li>\n<li data-start=\"2109\" data-end=\"2268\">If the deceased\u2019s estate is unknown, it is important to file <a href=\"https:\/\/www.cbhukuk.com\/en\/inheritance-determination-in-turkey\/\"><strong>an inheritance determination lawsuit<\/strong><\/a>\u00a0before the partition lawsuit to determine the estate.<\/li>\n<li data-start=\"2271\" data-end=\"2466\">The deceased co-owner\u2019s share is jointly represented by all heirs; thus, <strong>not just one heir but all must be parties to the case.<\/strong> Heirs who <a href=\"https:\/\/www.cbhukuk.com\/en\/disclaimer-of-inheritance\/\"><strong>renounce the inheritance in Turkey<\/strong><\/a> are not parties in this lawsuit.<\/li>\n<li data-start=\"2469\" data-end=\"2628\">The heirs may file the <strong data-start=\"2492\" data-end=\"2523\">partition lawsuit in Turkey<\/strong> against the other heirs or co-owners to <strong>terminate the co-ownership relation<\/strong> over the inherited property.<\/li>\n<li data-start=\"2631\" data-end=\"2751\">Complete inclusion of heirs in the lawsuit is mandatory both in terms of <strong>legal capacity and as a procedural requirement.<\/strong><\/li>\n<\/ul>\n<p data-start=\"2754\" data-end=\"3054\">If this procedural compliance is not met, <strong>the case cannot proceed properly, and the court will not continue the trial without the missing parties.<\/strong> Particularly for inherited real estate, consulting an <a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/inheritance-lawyer-in-turkey\/\"><strong>inheritance lawyer in Turkey<\/strong><\/a> before <strong>filing a real estate partition lawsuit in Turkey is highly important.<\/strong><\/p>\n<h2><span class=\"ez-toc-section\" id=\"WHICH_COURT_HAS_JURISDICTION_IN_PARTITION_ACTIONS_IN_TURKEY\"><\/span><strong>WHICH COURT HAS JURISDICTION IN PARTITION ACTIONS IN TURKEY?<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"222\" data-end=\"627\"><strong>The partition lawsuit in Turkey, is a legal proceeding subject to special regulations regarding jurisdiction and competence.<\/strong> In this context, the determination of which court will hear the case and which court has jurisdiction is governed by the provisions of <strong>the Turkish Code of Civil Procedure No. 6100 and relevant special legislation.<\/strong><\/p>\n<ul>\n<li data-start=\"629\" data-end=\"687\">\n<h3><span class=\"ez-toc-section\" id=\"Competent_Court_in_Dissolution_of_Co-ownership_Cases_in_Turkey\"><\/span>Competent Court in Dissolution of Co-ownership Cases in Turkey<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"688\" data-end=\"1139\">In <strong data-start=\"691\" data-end=\"723\">partition lawsuits in Turkey<\/strong>, the competent court, pursuant to the explicit provisions of the Turkish Code of Civil Procedure No. 6100, is the <strong data-start=\"838\" data-end=\"885\">Civil Court of Peace<\/strong>. <strong data-start=\"887\" data-end=\"1001\">This court is competent regardless of the value of the disputed property or the share ratios of the co-owners.<\/strong> Additionally, as a general rule, simplified trial procedures apply in Civil Courts of Peace (Article 316 of the Code of Civil Procedure).<\/p>\n<ul>\n<li data-start=\"1141\" data-end=\"1196\">\n<h3><span class=\"ez-toc-section\" id=\"Jurisdiction_in_Dissolution_of_Co-ownership_Cases_in_Turkey\"><\/span>Jurisdiction in Dissolution of Co-ownership Cases in Turkey<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"1197\" data-end=\"1310\">There is a distinction regarding jurisdiction depending on whether the disputed property is movable or immovable:<\/p>\n<ol>\n<li data-start=\"1314\" data-end=\"1723\"><strong data-start=\"1314\" data-end=\"1488\">In cases involving immovable property, the dissolution of co-ownership lawsuit must be filed at the Civil Court of Peace located where the immovable property is situated.<\/strong> This is a strict jurisdiction rule. In the event that multiple immovable properties are located in different places, <strong>the Civil Court of Peace in each location where the respective immovable property is situated<\/strong> will have jurisdiction.<\/li>\n<li data-start=\"1727\" data-end=\"1998\"><strong>For movable properties, the competent court is the court of the defendant\u2019s place of residence<\/strong>, which is the general rule for jurisdiction (Article 6 of the Code of Civil Procedure). Since there are no special jurisdiction provisions for these cases, general rules apply.<\/li>\n<\/ol>\n<p data-start=\"2000\" data-end=\"2332\">This distinction is critically important for ensuring the lawsuit is conducted properly and in accordance with procedural rules. <strong>A lawsuit filed in a court lacking jurisdiction will be dismissed upon objection due to lack of jurisdiction,<\/strong> making the correct determination of the competent court essential for procedural economy; <strong data-start=\"200\" data-end=\"264\">for this reason, obtaining <a href=\"https:\/\/www.cbhukuk.com\/en\/online-legal-services\/\">legal advice in Turkey<\/a> is crucial<\/strong>.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"HOW_LONG_DOES_A_PARTITION_CASE_TAKE_IN_TURKEY\"><\/span><strong>HOW LONG DOES A PARTITION CASE TAKE IN TURKEY?<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"192\" data-end=\"670\">The <strong data-start=\"196\" data-end=\"224\">partition case in Turkey<\/strong> duration varies significantly depending on many factors. <strong data-start=\"282\" data-end=\"494\">The complexity of the case, the number of parties involved, the intensity of disputes among the parties, the workload of the court reviewing the case, and procedural objections that may arise during the trial<\/strong> are the main elements affecting the case length. Therefore, it is not possible to precisely predict the exact duration of a specific <strong data-start=\"628\" data-end=\"658\">partition action in Turkey<\/strong> in advance.<\/p>\n<p data-start=\"672\" data-end=\"1053\"><strong>Considering general practice in Turkey, an ordinary partition case in Turkey may take an average of 3 to 4 years from the first instance court until the finalization of the appeal process, if necessary.<\/strong> This period may extend even further, especially in cases where the value of the immovable property is high, there are many co-owners, or disputes among heirs are intense.<\/p>\n<p data-start=\"1055\" data-end=\"2014\">During the ongoing partition action in Turkey, if there are lawsuits regarding <strong><a href=\"https:\/\/www.cbhukuk.com\/en\/stolen-inheritance-and-fraudulent-conveyance\/\">the cancellation and registration of the title deed based on the deceased\u2019s collusion<\/a> or <a href=\"https:\/\/www.cbhukuk.com\/en\/title-deed-cancellation-and-registration-lawsuit\/\">lawsuits for title deed cancellation due to abuse of power of attorney<\/a><\/strong>concerning the immovable property subject to dissolution of co-ownership, these lawsuits <strong>are treated as preclusive issues .<\/strong> Since such lawsuits may have direct legal consequences on the ownership of the property,<strong> their outcomes can affect the legal status of the property subject to the partition case in Turkey<\/strong>.<\/p>\n<p data-start=\"1055\" data-end=\"2014\">For this reason, the court will first wait for the final decision of the cancellation and registration lawsuits before continuing with the dissolution of co-ownership case. <strong>This preclusive issue process can significantly delay the conclusion of the partition action in Turkey and restrict the parties\u2019 rights to dispose of the property during this period.<\/strong><\/p>\n<p data-start=\"2016\" data-end=\"2360\">It is important for those considering<strong> filing a<\/strong> <strong data-start=\"2063\" data-end=\"2091\">partition case in Turkey<\/strong> to consult <a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/real-estate-lawyer-in-turkey\/\"><strong>a specialized real estate lawyer in Turkey<\/strong><\/a> to obtain a professional evaluation tailored to their specific situation. This way, they can gain more realistic and detailed insights about the probable course of the lawsuit and <strong>make strategic decisions more effectively.<\/strong><\/p>\n<h2><span class=\"ez-toc-section\" id=\"HOW_MUCH_DOES_A_PARTITION_LAWSUIT_COST_IN_TURKEY\"><\/span><strong>HOW MUCH DOES A PARTITION LAWSUIT COST IN TURKEY?<\/strong><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"233\" data-end=\"436\"><strong>The partition lawsuit in Turkey is subject to a fixed (lump-sum) court fee.<\/strong> This fee system aims to <strong data-start=\"327\" data-end=\"370\">predict the litigation costs in advance<\/strong> and ensure a <strong data-start=\"384\" data-end=\"405\">fair distribution<\/strong> of expenses among the parties.<\/p>\n<p data-start=\"438\" data-end=\"833\">The litigation expenses arising at the conclusion of the lawsuit are <strong data-start=\"507\" data-end=\"543\">shared equally among the parties<\/strong>. This arrangement is based on the principle that there is <strong data-start=\"602\" data-end=\"632\">no winning or losing party<\/strong> in a partition lawsuit. Since the dissolution of co-ownership means the termination of the ownership relationship between the parties, <strong data-start=\"768\" data-end=\"832\">both parties are equally affected by the outcome of the case<\/strong>.<\/p>\n<p data-start=\"835\" data-end=\"1115\"><strong>Therefore,<\/strong> <strong data-start=\"846\" data-end=\"974\">all parties involved in the lawsuit are obliged to contribute equally to the litigation costs regardless of the case outcome<\/strong>. This principle is adopted by the legal system to ensure equity among the parties and to prevent any party from gaining an unfair advantage.<\/p>\n<h2><strong><a ref=\"magnificPopup\" href=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1.jpg\"><img decoding=\"async\" class=\"aligncenter wp-image-6864 size-us_800_400\" src=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1-800x239.jpg\" alt=\"Dissolution of co-ownership Turkey\" width=\"800\" height=\"239\" srcset=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1-800x239.jpg 800w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1-300x90.jpg 300w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1-1024x306.jpg 1024w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1-100x30.jpg 100w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1-90x27.jpg 90w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1-120x36.jpg 120w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2023\/10\/ortakligin-giderilmesi-davasi-1.jpg 1800w\" sizes=\"(max-width: 800px) 100vw, 800px\" \/><\/a><\/strong><\/h2>\n<h2 data-start=\"175\" data-end=\"251\"><span class=\"ez-toc-section\" id=\"HOW_TO_END_CO-OWNERSHIP_IN_TURKEY_IN_A_DISSOLUTION_OF_CO-OWNERSHIP_CASE\"><\/span>HOW TO END CO-OWNERSHIP IN TURKEY IN A DISSOLUTION OF CO-OWNERSHIP CASE?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"253\" data-end=\"514\"><strong>In a dissolution of co-ownership in Turkey<\/strong>, the termination of co-ownership can be achieved through three main methods: <strong data-start=\"403\" data-end=\"424\">partition in kind<\/strong>, <strong data-start=\"426\" data-end=\"468\">sale (by private agreement or auction)<\/strong>, and <strong data-start=\"474\" data-end=\"513\">conversion to condominium ownership<\/strong>.<\/p>\n<p data-start=\"516\" data-end=\"656\">The applicability of each method depends on factors such as the type of property, the demands of the co-owners, and the nature of the asset.<\/p>\n<h3 data-start=\"658\" data-end=\"716\"><span class=\"ez-toc-section\" id=\"1_Termination_of_Co-ownership_in_Turkey_by_Partition_in_Kind\"><\/span>1. Termination of Co-ownership in Turkey by Partition in Kind<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"717\" data-end=\"1007\"><strong>Partition in kind is the preferred method for ending co-ownership in Turkey.<\/strong> In this method, the property subject to joint ownership is physically divided and allocated to each co-owner separately. <strong>For example, if there are three plots owned by three co-owners,<\/strong> <strong>each owner receives one distinct plot.<\/strong><\/p>\n<p data-start=\"1009\" data-end=\"1061\"><strong>Conditions for applying partition in kind in Turkey include:<\/strong><\/p>\n<ul>\n<li data-start=\"1064\" data-end=\"1133\">At least one plaintiff or defendant <strong>must request partition in kind.<\/strong><\/li>\n<li data-start=\"1136\" data-end=\"1254\">The court must determine, <strong>usually through an expert report<\/strong>, whether the property is suitable for physical partition.<\/li>\n<li data-start=\"1257\" data-end=\"1410\">Partition in kind should <strong>not cause a significant loss<\/strong> in the property&#8217;s value. However, if all parties agree, this value loss condition can be relaxed.<\/li>\n<\/ul>\n<p><strong>If the court concludes the property is suitable for partition in kind, it orders the division of the property.<\/strong> If the portions are of unequal value, the court may require compensatory payments to ensure fairness among co-owners.<\/p>\n<h3 data-start=\"1643\" data-end=\"1719\"><span class=\"ez-toc-section\" id=\"2_Termination_of_Co-ownership_in_Turkey_by_Sale_Private_Agreement_or_Auction\"><\/span>2. Termination of Co-ownership in Turkey by Sale (Private Agreement or Auction)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"1720\" data-end=\"1957\"><strong>If partition in kind is not feasible or not requested by all co-owners, the property may be sold to dissolve the co-ownership.<\/strong> This method is often preferred when dividing the property would reduce its value or is technically impossible.<\/p>\n<ul>\n<li data-start=\"1961\" data-end=\"2045\"><strong>If all co-owners agree, the sale can be conducted by private agreement among them.<\/strong><\/li>\n<li data-start=\"2048\" data-end=\"2127\"><strong>If any co-owner objects to the sale, the property will be auctioned publicly.<\/strong><\/li>\n<\/ul>\n<p data-start=\"2130\" data-end=\"2479\"><strong>Once the court decision approving the sale is finalized, the case file is sent to the enforcement office.<\/strong> The enforcement officer determines the sale value based on expert reports, <strong>and the sale is carried out according to the Enforcement and Bankruptcy Law.<\/strong> The proceeds from the sale are distributed to the co-owners proportionally to their shares.<\/p>\n<h3 data-start=\"2481\" data-end=\"2557\"><span class=\"ez-toc-section\" id=\"3_Termination_of_Co-ownership_by_Conversion_to_Condominium_Ownership\"><\/span>3. Termination of Co-ownership by Conversion to Condominium Ownership<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"2558\" data-end=\"2833\"><strong>Conversion to condominium ownership is especially suitable for buildings with multiple independent units.<\/strong> Under this method, the property is divided into independent sections<strong> in accordance with the Condominium Law<\/strong>, and each co-owner is assigned at least one independent unit.<\/p>\n<p data-start=\"2835\" data-end=\"2862\"><strong>For this method to apply:<\/strong><\/p>\n<ul>\n<li data-start=\"2865\" data-end=\"2973\"><strong>A project compliant with the Condominium Law must be prepared<\/strong> or an existing project revised by the court.<\/li>\n<li data-start=\"2976\" data-end=\"3088\">The building must be completed, constructed with durable materials, and<strong> suitable for use as independent units.<\/strong><\/li>\n<li data-start=\"3091\" data-end=\"3176\">If there are deficiencies, the court may grant <strong>a reasonable period for corrections.<\/strong><\/li>\n<li data-start=\"3177\" data-end=\"3324\">\n<p data-start=\"3179\" data-end=\"3324\">Long-standing common use arrangements among co-owners can be taken into account; otherwise, <strong>allocation of independent units is done by lottery.<\/strong><\/p>\n<\/li>\n<\/ul>\n<p data-start=\"3327\" data-end=\"3479\">Conversion to condominium ownership protects the rights of co-owners and establishes<strong> a legal and physical ownership structure suitable for the property.<\/strong><\/p>\n<p data-start=\"3486\" data-end=\"3788\">The court evaluates which method to apply based on the nature of the property, <strong>co-owners&#8217; requests, and expert reports during the<\/strong> <strong data-start=\"3616\" data-end=\"3644\">partition case in Turkey<\/strong>. The goal of the <strong data-start=\"3662\" data-end=\"3692\">partition action in Turkey<\/strong> is to end co-ownership and <strong>establish the ownership rights<\/strong> of the parties separately and fairly.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"SALES_STAGE_IN_CO-OWNERSHIP_PARTITION_ACTIONS_IN_TURKEY\"><\/span>SALES STAGE IN CO-OWNERSHIP PARTITION ACTIONS IN TURKEY<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"205\" data-end=\"534\"><strong>When the sale method is preferred in a dissolution of co-ownership case in Turkey,<\/strong> the disputed property is put up for sale through <strong><a href=\"https:\/\/www.cbhukuk.com\/en\/practice-areas\/debt-enforcement-in-turkey\/\">enforcement proceedings<\/a><\/strong>, and the proceeds are distributed among the co-owners. When the plaintiff requests dissolution of co-ownership by sale in Turkey, <strong>the court first examines whether the sale method is applicable.<\/strong><\/p>\n<p data-start=\"536\" data-end=\"824\"><strong>If the plaintiff does not explicitly specify which method to choose, the court first evaluates whether partition in kind is possible<\/strong>. If the property is unsuitable for physical partition or if partition would cause a significant loss in value, <strong>the court resorts to the forced sale method.<\/strong><\/p>\n<p data-start=\"826\" data-end=\"895\"><strong>The stages of the sale process in a partition lawsuit are as follows:<\/strong><\/p>\n<h3 data-start=\"897\" data-end=\"924\"><span class=\"ez-toc-section\" id=\"1_Auction_Procedure\"><\/span>1. Auction Procedure<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"925\" data-end=\"991\"><strong>The forced sale of property in Turkey is conducted through an auction process<\/strong>, which can be executed in two different ways:<\/p>\n<ul>\n<li data-start=\"994\" data-end=\"1052\"><strong data-start=\"994\" data-end=\"1013\">Public Auction:<\/strong> An open sale accessible to everyone.<\/li>\n<li data-start=\"1055\" data-end=\"1121\"><strong data-start=\"1055\" data-end=\"1075\">Private Auction:<\/strong> A limited auction only among the co-owners.<\/li>\n<\/ul>\n<p data-start=\"1123\" data-end=\"1259\">However, to apply the private auction method, <strong>all co-owners must unanimously consent<\/strong>, and the court must issue a decision approving this method.<\/p>\n<h3 data-start=\"1261\" data-end=\"1301\"><span class=\"ez-toc-section\" id=\"2_Initiation_of_the_Sale_Process\"><\/span>2. Initiation of the Sale Process<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"1302\" data-end=\"1682\"><strong>After the finalization of the court\u2019s decision on the dissolution of co-ownership in Turkey, the case file is sent to the Sale Office responsible for executing the sale upon request.<\/strong> The sale officer is appointed by the court and is usually the head clerk of the court or an enforcement officer. <strong>The forced sale of property in Turkey is conducted in accordance with the provisions of the Enforcement and Bankruptcy Law.<\/strong><\/p>\n<h3 data-start=\"1684\" data-end=\"1725\"><span class=\"ez-toc-section\" id=\"3_Valuation_and_Objection_Process\"><\/span>3. Valuation and Objection Process<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"1726\" data-end=\"1925\"><strong>The sale officer prepares for the sale and determines the property\u2019s value according to Articles 128<\/strong> and subsequent provisions of the Enforcement and Bankruptcy Law. The valuation process includes:<\/p>\n<ul>\n<li data-start=\"1928\" data-end=\"1989\">Determining<strong> the estimated value of the property<\/strong> to be sold.<\/li>\n<li data-start=\"1992\" data-end=\"2102\"><strong>Objections to the valuation are reviewed by the Peace Court<\/strong> that decided on the dissolution of co-ownership.<\/li>\n<li data-start=\"2105\" data-end=\"2232\">Complaints regarding <strong>the sale officer\u2019s actions or requests for annulment of the auction<\/strong> are also decided by the Peace Court.<\/li>\n<li data-start=\"2235\" data-end=\"2308\">Decisions of the Peace Court regarding valuation <strong>are final and binding.<\/strong><\/li>\n<li data-start=\"2311\" data-end=\"2398\">A new valuation request cannot be made<strong> within two years of the previous valuation date.<\/strong><\/li>\n<\/ul>\n<h3 data-start=\"2400\" data-end=\"2439\"><span class=\"ez-toc-section\" id=\"4_Sale_Announcement_and_Auction\"><\/span>4. Sale Announcement and Auction<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"2440\" data-end=\"2598\"><strong>Once the valuation is finalized, the sale officer sets the sale conditions and announces the sale.<\/strong> Important points regarding the sale announcement include:<\/p>\n<ul>\n<li data-start=\"2601\" data-end=\"2673\">The announcement must be made <strong>at least one month<\/strong> before the sale date.<\/li>\n<li data-start=\"2676\" data-end=\"2804\">The announcement must detail <strong>the property\u2019s characteristics, the appraised value, the date, time, and location of the auction.<\/strong><\/li>\n<li data-start=\"2807\" data-end=\"2869\">The auction conditions <strong>must be included in the announcement.<\/strong><\/li>\n<li data-start=\"2872\" data-end=\"2969\">The announcement is also formally notified <strong>to registered interested parties in the land registry.<\/strong><\/li>\n<\/ul>\n<h3 data-start=\"2971\" data-end=\"3004\"><span class=\"ez-toc-section\" id=\"5_Legal_Basis_of_the_Sale\"><\/span>5. Legal Basis of the Sale<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"3005\" data-end=\"3272\"><strong>Sales based on the dissolution of co-ownership decision are fully executed under the Enforcement and Bankruptcy Law.<\/strong> The Peace Court decisions form the legal basis of the sale process, and the authority and<strong> responsibilities of the sale officer <\/strong>are shaped accordingly.<\/p>\n<h3 data-start=\"3274\" data-end=\"3323\"><span class=\"ez-toc-section\" id=\"6_Auction_Start_First_and_Second_Bidding\"><\/span>6. Auction Start: First and Second Bidding<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"3324\" data-end=\"3562\"><strong>In a forced sale of property in Turkey,<\/strong> auctions conducted following the court\u2019s sale decision are supervised by the Enforcement Officer and often held<strong> via electronic sales portals<\/strong>.<\/p>\n<p data-start=\"3324\" data-end=\"3562\"><strong>The auction begins on the date and time specified in the announcement and proceeds as follows:<\/strong><\/p>\n<ul>\n<li data-start=\"3565\" data-end=\"3644\">The bidding starts at <strong>50% of the estimated (appraised) value<\/strong> of the property.<\/li>\n<li data-start=\"3647\" data-end=\"3850\">For a bid to be valid, <strong>the offered amount must exceed 50% of the appraised value<\/strong> or the higher of the plaintiff\u2019s receivable and other preferential receivables, plus the sale and distribution expenses.<\/li>\n<li data-start=\"3853\" data-end=\"3928\">If these conditions are met, <strong>the property is awarded to the highest bidder.<\/strong><\/li>\n<\/ul>\n<h3 data-start=\"133\" data-end=\"193\"><span class=\"ez-toc-section\" id=\"7_Conclusion_of_the_Auction_and_Transfer_of_Ownership\"><\/span>7. Conclusion of the Auction and Transfer of Ownership<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"194\" data-end=\"396\">At the end of the bidding period, if the necessary conditions are met, <strong>the property is definitively awarded to the highest bidder and ownership transfers to that person.<\/strong> The process proceeds as follows:<\/p>\n<ul data-start=\"398\" data-end=\"1173\">\n<li data-start=\"398\" data-end=\"482\">\n<p data-start=\"400\" data-end=\"482\">The highest bidder is obligated to pay the sale price <strong>within the legal deadline.<\/strong><\/p>\n<\/li>\n<li data-start=\"483\" data-end=\"654\">\n<p data-start=\"485\" data-end=\"654\">If the payment is not made on time, <strong>the deposit is not refunded<\/strong>; it is first used to cover the sale expenses, and the remaining amount is distributed to the creditors.<\/p>\n<\/li>\n<li data-start=\"655\" data-end=\"1173\">\n<p data-start=\"657\" data-end=\"1173\">If the buyer is <strong>a third party who is not a shareholder<\/strong>, the entire sale price is considered a delivery for <a href=\"https:\/\/www.cbhukuk.com\/en\/vat-in-turkey\/\"><strong>VAT purposes<\/strong><\/a>, <strong>and VAT must be calculated on the full sale price.<\/strong> If the buyer is <strong>one of the shareholders<\/strong>, the VAT base is calculated on the amount obtained by subtracting the buyer\u2019s existing share from the sale price, <strong>meaning VAT applies only to the price corresponding to the shares of the other co-owners.<\/strong> It is important to seek support from<a href=\"https:\/\/www.cbhukuk.com\/en\/legal-services\/tax-lawyer-in-turkey\/\"><strong> a tax law attorney in Turkey<\/strong><\/a> to ensure VAT calculation is done correctly.<\/p>\n<\/li>\n<\/ul>\n<h3 data-start=\"1175\" data-end=\"1222\"><span class=\"ez-toc-section\" id=\"8_Auction_Result_Report_and_Announcement\"><\/span>8. Auction Result Report and Announcement<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"1223\" data-end=\"1432\">The enforcement officer prepares a report on the auction results on <strong>the first business day after the electronic auction ends<\/strong> and publishes this report on the sales portal the same day. The report must include:<\/p>\n<ul>\n<li data-start=\"1436\" data-end=\"1466\"><strong>Date and time of the auction<\/strong><\/li>\n<li data-start=\"1469\" data-end=\"1523\"><strong>Identity of the participant who made the highest bid<\/strong><\/li>\n<li data-start=\"1526\" data-end=\"1563\"><strong>Whether the auction is deemed valid<\/strong><\/li>\n<li data-start=\"1566\" data-end=\"1673\"><strong>Reminder that the auction price must be deposited into the enforcement office\u2019s account within seven days<\/strong><\/li>\n<li data-start=\"1676\" data-end=\"1717\"><strong>Reason if the auction could not be held<\/strong><\/li>\n<\/ul>\n<h3 data-start=\"1719\" data-end=\"1782\"><span class=\"ez-toc-section\" id=\"9_Bidding_Process_and_Irrevocability_of_the_Sale_Request\"><\/span>9. Bidding Process and Irrevocability of the Sale Request<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"1783\" data-end=\"1965\"><strong>Once the sale request has started the bidding process,<\/strong> <strong>it cannot be withdrawn.<\/strong> The enforcement officer documents by report if the auction could not be held or was cancelled due to:<\/p>\n<ol>\n<li data-start=\"1969\" data-end=\"2008\"><strong>Failure to meet the minimum bid price<\/strong><\/li>\n<li data-start=\"2011\" data-end=\"2060\"><strong>The highest bidder not paying the auction price<\/strong><\/li>\n<li data-start=\"2063\" data-end=\"2187\"><strong>Full repayment of the debt before the bidding period ends if the dissolution of co-ownership lawsuit was filed due to debt<\/strong><\/li>\n<\/ol>\n<h3 data-start=\"2189\" data-end=\"2234\"><span class=\"ez-toc-section\" id=\"10_Second_Auction_and_New_Sale_Request\"><\/span>10. Second Auction and New Sale Request<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li data-start=\"2235\" data-end=\"2757\">If the first auction is invalidated, <strong>a second auction is held on the previously announced date.<\/strong><\/li>\n<li data-start=\"2235\" data-end=\"2757\">The second auction is subject to <strong>the same conditions as the first<\/strong>.<\/li>\n<li data-start=\"2235\" data-end=\"2757\">If no buyer appears or the sale conditions are not met in the second auction, <strong>the creditor may request a new sale date<\/strong> within the legal timeframe arising from the previous sale request.<\/li>\n<li data-start=\"2235\" data-end=\"2757\">In this case, <strong>the deadline for requesting sale is suspended and resumes<\/strong> from where it left off as of the date of the report stating that the auction could not be held.<\/li>\n<\/ul>\n<h3 data-start=\"140\" data-end=\"191\"><span class=\"ez-toc-section\" id=\"11_Extension_of_Time_Due_to_Technical_Issues\"><\/span>11. Extension of Time Due to Technical Issues<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"192\" data-end=\"317\"><strong>If a technical malfunction occurs in the electronic auction system<\/strong>, the enforcement officer shall take the following actions:<\/p>\n<ul>\n<li data-start=\"321\" data-end=\"490\">If it is detected from the electronic sales portal records that no bids were made <strong>during the last 10 minutes of the auction<\/strong>, the auction period is extended by one day.<\/li>\n<li data-start=\"493\" data-end=\"653\">In such a case, the enforcement officer clearly announces the new start and end dates of the auction and <strong>immediately publishes this information on the portal.<\/strong><\/li>\n<li data-start=\"656\" data-end=\"746\">The auction is restarted <strong>within three days<\/strong> from the date the extension decision is made.<\/li>\n<li data-start=\"749\" data-end=\"925\">The participant who made the highest bid before the extension remains <strong>bound by their bid.<\/strong> Additionally, new participants may join the auction <strong>by providing the required deposit.<\/strong><\/li>\n<\/ul>\n<h3 data-start=\"927\" data-end=\"962\"><span class=\"ez-toc-section\" id=\"12_Registration_of_Ownership\"><\/span>12. Registration of Ownership<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"963\" data-end=\"1130\"><strong>Once the auction sale of the property is finalized, the process of transferring ownership to the winning bidder begins.<\/strong> Important points to consider in this stage are:<\/p>\n<ul>\n<li data-start=\"1134\" data-end=\"1280\">If the winning bidder pays the full auction price within <strong>the legal 7-day deadline<\/strong>, the ownership of the property legally transfers to the buyer.<\/li>\n<li data-start=\"1283\" data-end=\"1413\"><strong>The auction report and sales documents prepared by the enforcement office<\/strong> are sent to the Land Registry Office for registration.<\/li>\n<li data-start=\"1416\" data-end=\"1561\">These documents have<strong> the status of an official deed for acquiring ownership<\/strong>, and the registration is performed directly without a court decision.<\/li>\n<\/ul>\n<h3 data-start=\"1563\" data-end=\"1610\"><span class=\"ez-toc-section\" id=\"13_Complaints_Against_Auction_Procedures\"><\/span>13. Complaints Against Auction Procedures<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"1611\" data-end=\"1786\">Although the auction process is conducted by the enforcement office, <strong>interested parties who suffer damage due to these procedures can file complaints within certain deadlines:<\/strong><\/p>\n<ul>\n<li data-start=\"1790\" data-end=\"1870\">Complaints must be submitted to the competent enforcement court <strong>within 7 days.<\/strong><\/li>\n<li data-start=\"1873\" data-end=\"2046\">Complaint subjects may include <strong>procedural errors in valuation, lack of proper sale announcement, irregularities during the auction process, or violations of auction terms.<\/strong><\/li>\n<li data-start=\"2049\" data-end=\"2155\">Complaints do not suspend enforcement proceedings; however,<strong> the court may temporarily postpone the sale.<\/strong><\/li>\n<li data-start=\"2158\" data-end=\"2247\">Complaints are usually examined <strong>based on the file<\/strong>, but hearings may be held if necessary.<\/li>\n<\/ul>\n<h3 data-start=\"2249\" data-end=\"2283\"><span class=\"ez-toc-section\" id=\"14_Annulment_of_the_Auction\"><\/span>14. Annulment of the Auction<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p data-start=\"2284\" data-end=\"2475\">After the auction is finalized, <strong>it may be annulled under certain circumstances<\/strong>, especially due to legal violations during the auction process.<strong> The main principles of annulment are as follows:<\/strong><\/p>\n<ul data-start=\"2477\" data-end=\"3063\">\n<li data-start=\"2477\" data-end=\"2607\">\n<p data-start=\"2479\" data-end=\"2607\">The annulment request must be made <strong>within 7 days of the sale<\/strong> (according to Article 134 of the Enforcement and Bankruptcy Law).<\/p>\n<\/li>\n<li data-start=\"2608\" data-end=\"2802\">\n<p data-start=\"2610\" data-end=\"2642\">Grounds for annulment include:<\/p>\n<\/li>\n<\/ul>\n<ol>\n<li data-start=\"2647\" data-end=\"2682\"><strong>Improper announcement of the sale,<\/strong><\/li>\n<li data-start=\"2687\" data-end=\"2716\"><strong>Prevention of participation,<\/strong><\/li>\n<li data-start=\"2721\" data-end=\"2741\"><strong>Fraud or collusion,<\/strong><\/li>\n<li data-start=\"2746\" data-end=\"2802\"><strong>Sale below the appraised value by a significant margin.<\/strong><\/li>\n<\/ol>\n<ul data-start=\"2477\" data-end=\"3063\">\n<li data-start=\"2803\" data-end=\"2943\">\n<p data-start=\"2805\" data-end=\"2943\">The annulment case is conducted <strong>before the Peace Court<\/strong>, and until the decision is finalized, the transfer of ownership may be suspended.<\/p>\n<\/li>\n<li data-start=\"2944\" data-end=\"3063\">\n<p data-start=\"2946\" data-end=\"3063\">If the court finds the annulment request justified, <strong>the sale is declared invalid and a new sale process is initiated.<\/strong><\/p>\n<\/li>\n<\/ul>\n<p data-start=\"3070\" data-end=\"3462\"><strong>Forced sale of property in Turkey, especially in dissolution of co-ownership lawsuits, is a complex legal and administrative process requiring meticulous care, particularly in stages like public auction, valuation, bidding, and transfer of ownership.<\/strong> The provisions of the Enforcement and Bankruptcy Law aim to balance the interests of the parties and protect public order.<\/p>\n<h2 data-start=\"243\" data-end=\"320\"><a ref=\"magnificPopup\" href=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/How-to-end-co-ownership-in-Turkey.jpg\"><img decoding=\"async\" class=\"aligncenter size-us_800_400 wp-image-6872\" src=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/How-to-end-co-ownership-in-Turkey-800x212.jpg\" alt=\"How to end co-ownership in Turkey\" width=\"800\" height=\"212\" srcset=\"https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/How-to-end-co-ownership-in-Turkey-800x212.jpg 800w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/How-to-end-co-ownership-in-Turkey-300x80.jpg 300w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/How-to-end-co-ownership-in-Turkey-1024x272.jpg 1024w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/How-to-end-co-ownership-in-Turkey-100x27.jpg 100w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/How-to-end-co-ownership-in-Turkey-90x24.jpg 90w, https:\/\/www.cbhukuk.com\/wp-content\/uploads\/2025\/01\/How-to-end-co-ownership-in-Turkey-120x32.jpg 120w\" sizes=\"(max-width: 800px) 100vw, 800px\" \/><\/a><\/h2>\n<h2 data-start=\"243\" data-end=\"320\"><span class=\"ez-toc-section\" id=\"IMPORTANT_CONSIDERATIONS_IN_DISSOLUTION_OF_CO-OWNERSHIP_IN_TURKEY\"><\/span>IMPORTANT CONSIDERATIONS IN DISSOLUTION OF CO-OWNERSHIP IN TURKEY<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"322\" data-end=\"456\">Dissolution of co-ownership lawsuits have a unique procedural nature and require attention to the following key points:<\/p>\n<ol>\n<li data-start=\"458\" data-end=\"504\"><strong>No Transactions Before Final Judgment:<\/strong> No legal transactions or disposals can be made on the disputed property <strong>until the dissolution lawsuit is finalized.<\/strong> This ensures that no legal uncertainty or disputes arise among co-owners before <strong>the termination of the co-ownership in Turkey.<\/strong><\/li>\n<li data-start=\"458\" data-end=\"504\">C<strong>ourt\u2019s Authority \u2013 Physical Division or Sale:<\/strong> The court may decide to end the co-ownership either by <strong>physically dividing the property (partition in kind) or by ordering its sale.<\/strong> The court must first investigate whether physical division is feasible, <strong>especially if one party requests it.<\/strong><\/li>\n<li data-start=\"1124\" data-end=\"1157\"><strong>Appraisal for Sale Value:<\/strong> While the expert appraisal conducted during the lawsuit assists the court\u2019s decision, <strong>the valuation for the sale is determined separately by the enforcement office<\/strong> during the execution phase.<\/li>\n<li data-start=\"1351\" data-end=\"1386\"><strong>No Winning or Losing Party:<\/strong> The goal of the lawsuit is to terminate the co-ownership relationship over the property. Thus, <strong>there is no \u201cwinner\u201d or \u201closer\u201d<\/strong>;<strong> both parties cease to be co-owners once the case concludes.<\/strong><\/li>\n<li data-start=\"1576\" data-end=\"1632\"><strong>Reciprocal Nature of the Lawsuit and Withdrawal:<\/strong> The lawsuit is reciprocal\u2014plaintiffs are defendants and vice versa. <strong>Even if one party withdraws, the court may continue to examine the case if other parties wish to proceed.<\/strong> Withdrawal by one party does not automatically result in dismissal.<\/li>\n<li data-start=\"1876\" data-end=\"1909\"><strong>Sharing Litigation Costs:<\/strong> Since there is no winner or loser, the litigation costs and attorney fees are <strong>divided among the parties proportionally<\/strong> to their ownership shares.<\/li>\n<li data-start=\"2057\" data-end=\"2085\"><strong>Ottoman Title Deeds<\/strong>: If the property is registered under an <a href=\"https:\/\/www.cbhukuk.com\/en\/ottoman-title-deed\/\"><strong>Ottoman title deed<\/strong><\/a>, it must first be converted to <strong>the current land registry system<\/strong> and registered in the names of the rightful heirs before the lawsuit proceeds.<\/li>\n<li data-start=\"2288\" data-end=\"2322\"><strong>Usufruct Rights on Shares:<\/strong> A co-owner may <strong>establish a usufruct right on their share<\/strong>, granting the right to use and benefit from the property. Other co-owners must be notified of such rights. <strong>If within three months they request dissolution of co-ownership regarding the usufruct share, the sale price is calculated including the usufruct value.<\/strong><\/li>\n<li data-start=\"2641\" data-end=\"2683\"><strong>Sale of Shares During the Lawsuit:<\/strong> According to the Court of Cassation (Yarg\u0131tay), <strong>co-owners can sell their shares to third parties during the lawsuit.<\/strong> This does not affect the lawsuit\u2019s progress, as <strong>no legal restriction exists on share transfer<\/strong> during litigation.<\/li>\n<li data-start=\"2915\" data-end=\"2942\"><strong>Status of Tenants:<\/strong> If the property is sold while rented, <a href=\"https:\/\/www.cbhukuk.com\/en\/tenants-rights-in-turkey\/\"><strong>tenant protection laws<\/strong><\/a> apply. <strong><a href=\"https:\/\/www.cbhukuk.com\/en\/tenants-rights-when-landlord-sold-property\/\">The new owner is bound by the existing lease contract<\/a>, including rights such as <a href=\"https:\/\/www.cbhukuk.com\/en\/tenant-eviction-in-turkey-evacuation-letter\/\">evacuation letter<\/a>, <a href=\"https:\/\/www.cbhukuk.com\/en\/rent-increase-rate-calculation-in-turkey\/\">rent increases<\/a>, and <a href=\"https:\/\/www.cbhukuk.com\/en\/rack-rent-in-turkey\/\">objections to excessive rent hikes<\/a>. <\/strong>If the new owner needs to occupy the property personally or for close family members,<strong> they may file <a href=\"https:\/\/www.cbhukuk.com\/en\/tenant-eviction-process-in-turkey\/\">a tenant eviction lawsuit<\/a> based on necessity under Turkish Code of Obligations Article 351<\/strong> or may seek <a href=\"https:\/\/www.cbhukuk.com\/en\/rent-determination-in-turkey\/\"><strong>a rent determination lawsuit<\/strong><\/a> according to legal provisions.<\/li>\n<\/ol>\n<p data-start=\"3445\" data-end=\"3674\">This summary provides an overview of essential aspects to consider in <strong>property ownership disputes and dissolution of co-ownership cases in Turkey,<\/strong> ensuring parties are aware of their rights and obligations throughout the process.<\/p>\n<h2 data-start=\"183\" data-end=\"240\"><span class=\"ez-toc-section\" id=\"FIXTURES_IN_CO-OWNERSHIP_DISPUTES_IN_TURKEY\"><\/span>FIXTURES IN CO-OWNERSHIP DISPUTES IN TURKEY<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p data-start=\"299\" data-end=\"772\"><strong>In Turkish property law, fixtures (muhdesat) refer to the items, structures, or installations that complete the nature of an immovable property and function integrally with it.<\/strong> Fixtures are legally considered an inseparable part of the real estate and are included within the scope of ownership rights. However,<strong> disputes often arise between co-owners regarding the affiliation and ownership of such fixtures<\/strong>, leading to legal conflicts that require judicial resolution.<\/p>\n<ul>\n<li data-start=\"774\" data-end=\"836\">\n<h3><span class=\"ez-toc-section\" id=\"Scope_and_Purpose_of_the_Affiliation_Lawsuit_on_Fixtures\"><\/span>Scope and Purpose of the Affiliation Lawsuit on Fixtures<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"837\" data-end=\"1299\"><strong>The primary goal of an affiliation lawsuit concerning fixtures is to establish the ownership or control rights of the fixtures between the property owner and other parties.<\/strong> This legal action seeks to determine whether the disputed fixtures are indeed an inseparable part of the property and lawfully belong to the property owner. <strong>Clarifying the status of fixtures is essential for all subsequent legal processes, including co-ownership termination (dissolution).<\/strong><\/p>\n<ul>\n<li data-start=\"1301\" data-end=\"1390\">\n<h3><span class=\"ez-toc-section\" id=\"Relationship_with_Dissolution_of_Co-ownership_Lawsuits_and_Preliminary_Issue_Status\"><\/span>Relationship with Dissolution of Co-ownership Lawsuits and Preliminary Issue Status<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"1391\" data-end=\"1800\">Disputes about fixture affiliation frequently surface during <strong data-start=\"1452\" data-end=\"1498\">dissolution of co-ownership<\/strong>\u00a0lawsuits. <strong>Such disputes act as a preliminary (preclusive) issue, meaning the co-ownership lawsuit cannot proceed until the fixture affiliation question is conclusively resolved.<\/strong> This ensures that the co-ownership termination process is not compromised or delayed by unresolved subsidiary disputes.<\/p>\n<ul>\n<li data-start=\"1802\" data-end=\"1858\">\n<h3><span class=\"ez-toc-section\" id=\"Legal_Consequences_of_Fixture_Affiliation_Disputes\"><\/span>Legal Consequences of Fixture Affiliation Disputes<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"1859\" data-end=\"2230\"><strong>Failure to reach an agreement on the affiliation of fixtures prolongs the litigation and creates uncertainty over the parties\u2019 property rights.<\/strong> This complicates the exercise of rights by co-owners and impedes a fair and just conclusion of the dissolution process. <strong>Unresolved fixture disputes can lead to unnecessary delays<\/strong>, which may cause loss or infringement of rights.<\/p>\n<ul>\n<li data-start=\"2232\" data-end=\"2289\">\n<h3><span class=\"ez-toc-section\" id=\"Valuation_of_Fixtures_and_Calculation_of_Sale_Price\"><\/span>Valuation of Fixtures and Calculation of Sale Price<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"2290\" data-end=\"2820\">When fixtures belong to one or more co-owners and are recorded as such in the land registry or when no dispute exists between the parties, <strong>separate valuations of the property and fixtures at the time of litigation are conducted.<\/strong> Based on these valuations, the ratio of fixtures to the total property value is determined. <strong>This ratio is then used to calculate the share of the sale price attributable to the fixtures during the sale executed for dissolution purposes.<\/strong> Such an approach ensures equitable distribution of the proceeds.<\/p>\n<ul>\n<li data-start=\"2822\" data-end=\"2864\">\n<h3><span class=\"ez-toc-section\" id=\"Conclusion_and_Legal_Recommendations\"><\/span>Conclusion and Legal Recommendations<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<\/li>\n<\/ul>\n<p data-start=\"2865\" data-end=\"3442\"><strong>In summary, lawsuits concerning the affiliation of fixtures hold critical importance in co-ownership dissolution cases and represent a decisive preliminary matter.<\/strong> Without a final determination regarding fixtures, effective and result-oriented progress in dissolution lawsuits cannot be achieved.<strong> Cooperation and consensus between the parties can accelerate proceedings and prevent rights losses.<\/strong> Legally, the swift and clear resolution of fixture affiliation disputes enhances<strong> the efficiency of dissolution lawsuits in Turkey<\/strong> and facilitates equitable outcomes for all involved parties.<\/p>\n<\/div><\/div><\/div><\/div><\/div><\/div><\/section><section class=\"l-section wpb_row height_auto\"><div class=\"l-section-h i-cf\"><div class=\"g-cols vc_row via_grid cols_1 laptops-cols_inherit tablets-cols_inherit mobiles-cols_1 valign_top type_default stacking_default\"><div class=\"wpb_column vc_column_container\"><div class=\"vc_column-inner\"><div class=\"w-html\"><div class=\"cb-legal-box\">\n    <div class=\"cb-legal-inner\">\n        <p class=\"cb-legal-text\">\n            You can explore our other <a 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\/* Yaz\u0131y\u0131 mobilde bir t\u0131k k\u00fc\u00e7\u00fcltt\u00fck ki s\u0131\u011fs\u0131n *\/\n        text-align: center !important;\n        width: 100%;\n    }\n    \n    .cb-legal-action {\n        width: 100%;\n        text-align: center !important;\n    }\n    \n    .cb-legal-btn {\n        width: 80%; \/* Butonun ekran\u0131 komple bo\u011fmas\u0131n\u0131 engellemek i\u00e7in %80 yapt\u0131k *\/\n        padding: 12px 20px;\n        font-size: 15px;\n        display: inline-block; \/* Block yerine inline-block + %80 daha zarif durur *\/\n    }\n}\n<\/style><\/div><\/div><\/div><\/div><\/div><\/section><section class=\"l-section wpb_row us_custom_0a0f4a9a height_auto\"><div class=\"l-section-h i-cf\"><div class=\"g-cols vc_row via_grid cols_1 laptops-cols_inherit tablets-cols_inherit mobiles-cols_1 valign_top type_default stacking_default\"><div class=\"wpb_column vc_column_container\"><div class=\"vc_column-inner\"><div class=\"wpb_text_column us_custom_275474cc has_text_color\"><div class=\"wpb_wrapper\"><p><strong>LEGAL DISCLAIMER:<\/strong> The copyright of the articles and content on our website belongs to Av. Orbay \u00c7okg\u00f6r, and all articles are published with electronically signed time stamps to establish ownership. If any articles on our website are copied or summarized without providing a source link and published on other websites, legal and criminal proceedings will be initiated.<\/p>\n<\/div><\/div><\/div><\/div><\/div><\/div><\/section>\n","protected":false},"excerpt":{"rendered":"LEGAL DEFINITION OF PARTITION ACTION IN TURKEY A partition action in Turkey, known in Turkish law as izale-i \u015fuyu, is a type of civil lawsuit filed to terminate the co-ownership of movable or immovable property held under shared or joint ownership. The aim of this legal process is to end the existing co-ownership relationship and...","protected":false},"author":1,"featured_media":4136,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_joinchat":[],"footnotes":""},"categories":[85],"tags":[],"class_list":["post-5768","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"_links":{"self":[{"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/posts\/5768","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/comments?post=5768"}],"version-history":[{"count":0,"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/posts\/5768\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/media\/4136"}],"wp:attachment":[{"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/media?parent=5768"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/categories?post=5768"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.cbhukuk.com\/en\/wp-json\/wp\/v2\/tags?post=5768"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}