| Kitap Künyesi | |
| Yazar | Akın BATMAZ |
| Baskı Tarihi | 2021/08 |
| Baskı Sayısı | 1 |
| Boyut | 16x24 cm (Standart Kitap Boyu) |
| Cilt | Karton kapak |
| Sayfa Sayısı | 188 |
The primary objective of the book is to help investors to understand the path to ownership of a property, to address the current laws governing the acquisition of real estates in Turkey by foreign individuals through inter vivos transactions such as buying a property or by inheritance, and to describe the procedure for the acquisition of Turkish citizenship through investment.
TABLE OF CONTENTS
TABLE OF CONTENTS................................................................................................ 9
FOREWORD ............................................................................................................ 15
ABBREVIATIONS ..................................................................................................... 17
INTRODUCTION ...................................................................................................... 19
FIRST PART
THE HISTORY OF THE ACQUISITION OF
IMMOVABLE PROPERTIES BY FOREIGN INDIVIDUALS
§ 1. CAPITULATIONS.......................................................................................23
I. Concept................................................................................................... 23
II. Capitulations in the Ottoman State ........................................................ 25
III. Interim Assessment................................................................................. 28
IV. May the Granting by the Ottoman State to Foreign Individuals of
the Right to Acquire Immovable Properties be Considered and
Treated as a Form of Capitulation?......................................................... 30
A. Crimean War (5 October 1853 - 30 March 1856).............................. 30
B. From the Edict of Reform to Safer Law ............................................. 31
C. Interim Assessment........................................................................... 33
§ 2. SAFER LAW..............................................................................................36
I. Are Natives and Foreigners Equal in the System Brought?..................... 36
II. Period of Enforcement of Safer Law ....................................................... 37
A. Unilateral Abolishment of Capitulations ........................................... 38
B. Interim Assessment........................................................................... 39
§ 3. TREATY OF LAUSANNE AND THE VILLAGE LAW PERIOD ............................40
I. Introduction ............................................................................................ 40
II. Reciprocity (Reciprocal Transaction) Concept ........................................ 40
III. Types of Reciprocal Transaction ............................................................. 41
IV. Was the New System a Reciprocal Transaction? .................................... 42
10 Table of Contents
A. Milestones Towards the New Legal System...................................... 42
B. According to the Population Exchange Agreement of 30
January 1923, Immovable Properties Left in Turkey and the
Nationality of Migrants from Turkey................................................. 43
C. Acquisition of Immovable Properties by Foreigners According
to the Treaty of Lausanne of 24.07.1923 and the Convention
on Residence and Jurisdiction........................................................... 44
D. Village Law no. 442 dated 18 March 1924........................................ 45
E. Constitutional Law of 20 April 1924 (1924 Constitution).................. 47
F. Law on Military Forbidden Zones no. 1110 dated 12.06.1927 ......... 48
G. Turkish Citizenship Law no. 1312 dated 4 June 1928........................ 48
H. Law on Temporary Agreements to be Entered into with States
Which have not yet Signed a Residence Agreement, no. 1860,
dated 22.07.1931 .............................................................................. 49
İ. Land Registry Act no. 2664 dated 22 December 1934...................... 49
V. Interim Assessment ................................................................................ 51
§ 4. A TEST: YEARS 1984-1987.........................................................................53
§ 5. RETURNING TO THE OLD PRACTICE: 1987-2003 ........................................55
§ 6. A NEW PERIOD: 2003 AND AFTERMATH ...................................................55
I. Regulation Brought by the Law no. 4916 dated 3.7.2003 ...................... 55
A. Repeal of article 87 of the Village Law and article 36 of the
Land Registry Act............................................................................... 57
B. Rule of Reciprocity ............................................................................ 59
C. Immovable properties Acquired by Statutory inheritance ............... 59
D. Acquisition of Limited Rights in Rem by Foreigners.......................... 60
E. Geographical Power Vested with the Council of Ministers............... 60
II. Constitutional Court Decision of Nullity ................................................. 61
III. Regulation Brought by the Law no. 5444 dated 29.12.2005 .................. 61
A. Acquisition of Immovable Properties and Limited Rights in
Rem by Foreign individuals ............................................................... 63
B. Acquisition of Immovable Properties and Limited Rights in
Rem by Inheritance ........................................................................... 64
C. Restraining Power Vested with the Council of Ministers.................. 64
D. Consequences of Using an Immovable Property Illegitimately ........ 65
Table of Contents 11
IV. Nullification of Provisions of the Law no. 5444 by the
Constitutional Court................................................................................ 65
V. Regulation Brought by the Law no. 5782 dated 3.7.2008 ...................... 66
A. Revised Article 35, Added Article 36 and Temporary Article 3
Contents ............................................................................................ 66
B. Decision Taken by the Constitutional Court in Suit of Nullity
Brought Forward for Nullification of Article 35 of Land Registry
Act Amended and Article 36 and Temporary Article 3 Added
by the Law no. 5782 to Land Registry Act ......................................... 66
SECOND PART
SYSTEM ESTABLISHED BY THE RECENT REGULATIONS
§ 1. ACQUISITION OF IMMOVABLE PROPERTIES .............................................69
I. Framework Brought by the European Convention on Human
Rights and the Turkish Constitution of 1982........................................... 69
II. Practise Brought by Last Version of Land Registry Act ........................... 71
A. Acquisition of Immovable Properties by Foreign Individuals in
Turkey................................................................................................ 72
B. Establishment of Limited Rights in Rem in Favour of Foreign
Individuals ......................................................................................... 77
C. Legal Limitations on Acquisition of Immovable Properties by
Foreign Nationals .............................................................................. 77
1. Military Forbidden Zones and Security Zones Law ................... 78
2. Law on Retaliation in Kind Actions to be Taken Against
Properties Owned in Turkey by Citizens of Foreign States
Taking Actions on Properties of Turkish Nationals Within
the Borders of Their Countries, no. 1062 dated 28.5.1927 ...... 79
3. Limitations Brought by the Land Registry Act........................... 80
III. Some Special Legislative Instruments Other Than Articles 35 and
36 of Land Registry Act ........................................................................... 81
A. Foreign Direct Investments Law........................................................ 81
B. Tourism Incentives Law no. 2634 dated 12.03.1982......................... 82
C. Turkish Petroleum Law...................................................................... 85
D. Petroleum Market Law...................................................................... 86
E. Private Education Institutions Law.................................................... 87
12 Table of Contents
F. Special Status of Individuals Renouncing Citizenship with
Permission......................................................................................... 89
§ 2. INVESTOR CITIZENSHIP ............................................................................90
I. Regulation on Implementation of Turkish Citizenship Law .................... 91
A. Article 20 of Regulation on Implementation of Turkish
Citizenship Law.................................................................................. 91
B. Citizenship “Through Acquisitionof Immovable Properties”
Pursuant to Article 20/2-b of Regulation on Implementation of
Turkish Citizenship Law..................................................................... 95
C. Circular of 10.12.2018 of the General Directorate of Land
Registry and Cadastre ....................................................................... 98
§ 3. ACQUISITION OF IMMOVABLE PROPERTIES BY FOREIGN
INDIVIDUALS BY INHERITANCE AND SUCCESSION...................................101
I. Framework Outlined by Constitution and European Convention
on Human Rights (ECHR) ...................................................................... 101
II. Law Applicable to Inheritance .............................................................. 106
III. Public Order Intervention ..................................................................... 114
IV. Succession According to the Last Version of the Land Registry Act ..... 117
V. Acquisition of Immovable Properties by Inheritance in Villages..... 121
VI. Military Forbidden Zones and Security Zones in Terms of
Inheritance............................................................................................ 122
VII. Retaliation in Kind and Inheritance ...................................................... 122
VIII. Rights of Inheritance of Denaturalised Individuals............................... 123
IX. Rights of Inheritance of Individuals Who Become a Turkish Citizen
by Birth and Cease to be a Turkish Citizen with Permission................. 123
THIRD PART
CURRENT PROBLEMS
§ 1. FOREIGN INDIVIDUALS NOT BEING PERCEIVED AS CONSUMERS .............125
§ 2. SOME DEFICIENCIES IN CONSUMER LAW................................................126
I. Concepts ............................................................................................... 128
II. Proposals .............................................................................................. 129
III. Interim Assessment .............................................................................. 132
Table of Contents 13
§ 3. DIFFICULTY OF ENTERING INTO A VALID CONTRACT............................... 132
§ 4. SOME ISSUES RELATING TO PRIVATE PURCHASE CONTRACTS................. 134
§ 5. PROBABILITY OF DEVELOPER TO LEAVE THE PROJECT UNFINISHED......... 137
§ 6. SOME PROBLEMS RELATED TO THE JUDICIAL SYSTEM ............................ 142
§ 7. INADEQUACY OF THE PROTECTION PROVIDED UNDER THE
EUROPEAN CONVENTION ON HUMAN RIGHTS....................................... 144
§ 8. THE EFFECTS OF NULLIFICATION DECISIONS MADE BY THE
CONSTITUTIONAL COURT....................................................................... 146
§ 9. INDIVIDUAL APPLICATIONS TO CONSTITUTIONAL COURT....................... 148
§ 10. PASTURE AND FOREST ARGUMENTS ...................................................... 150
§ 11. ABOUT PARCELS OF LAND WITHOUT STRUCTURE................................... 151
§ 12. MILITARY PERMISSION .......................................................................... 154
§ 13. THE ACQUISITION OF IMMOVABLE PROPERTIES BY FOREIGNERS IN
AGRICULTURAL FIELDS........................................................................... 155
FOURTH PART
THE REASONS UNDERLYING THE CURRENT PROBLEMS
§ 1. SLOWDOWN IN EU MEMBERSHIP PROCESS............................................ 157
I. In General.............................................................................................. 157
II. Turning Point: Decision to Initiate Negotiations on Full
Membership.......................................................................................... 157
III. 2002 to 2007 Regular Progress Reports .................................................. 160
A. From 2002 Progress Report............................................................. 160
B. From 2003 Progress Report............................................................. 161
C. From 2004 Progress Report............................................................. 161
D. From 2005 Progress Report............................................................. 162
E. From 2006 Progress Report............................................................. 162
F. From 2007 Progress Report............................................................. 163
IV. Interim Assessment............................................................................... 164
§ 2. ATTITUDE OF THE CONSTITUTIONAL COURT (AYM) ................................ 165
I. About Decisions of Constitutional Court............................................... 166
A. About the Constitutional Court Decision of 13.06.1985 nul-
lifying the Law no. 3029 dated 21.06.1984 ..................................... 166
14 Table of Contents
B. About the Constitutional Court Decision of 09.10.1986 nul-
lifying the Law no. 3278 dated 22.04.1986..................................... 169
C. About the Constitutional Court Decision of 14.03.2005 nul-
lifying Some Articles of the Law no. 4916 dated 03.07.2003 The
Constitutional Court decision nullifying some articles of Law no.
4916 dated 03.07.2003 may be summarized as follows:................... 170
D. About the Constitutional Court Decision of 11.04.2007 nul-
lifying the Law no. 5444 dated 29.12.2005..................................... 172
E. About the Constitutional Court Decision of 12.05.2011 par-
tially nullifying the Law no. 5782 dated 03.07.2008 ....................... 173
F. About the Constitutional Court Decision of 10.07.2013 related
to the Law no. 6302 dated 03.05.2012 ........................................... 174
II. About Reciprocity and Legal Certainty ................................................. 176
III. Interim Assessment .............................................................................. 176
§ 3. CONCERNS ABOUT CAPITULATION AND CONCESSION ............................177
I. In General ............................................................................................. 177
II. Interim Assessment .............................................................................. 179
CONCLUSION........................................................................................................ 183
BIBLIOGRAPHY AND REFERENCES........................................................................ 185
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