Inheriting property in Turkey when you live in the UK

When a family member dies leaving property in Turkey, the heirs must complete several formal steps there before they can use, transfer or sell it. Living in the UK does not stop you inheriting, but it makes good planning more important.

1. Obtain a certificate of inheritance

The first document you need is a certificate of inheritance (mirasçılık belgesi, also called veraset ilamı). It lists the legal heirs and their shares, and is issued by a Turkish notary or court. If the death happened in the UK, the UK death certificate usually needs an apostille and a certified Turkish translation first.

2. File the inheritance tax declaration on time

Turkey has its own inheritance tax, and heirs must file a declaration with the Turkish tax office within a fixed deadline. The deadline is longer for heirs who live abroad, but it still runs from the date of death, so start early. Late filing can lead to penalties.

3. Transfer the property into the heirs' names

Once the certificate and tax steps are complete, the land registry can record the heirs as owners. Until the heirs agree to divide or sell it, they usually own the property together, so decisions need everyone's agreement.

4. Decide what to do next

Heirs can keep the property, divide it, or sell it. Any of these can be done from the UK through a power of attorney, as long as all the heirs are able to sign.

5. Remember the UK side

If you live in the UK, inheriting or later selling property abroad may also have UK tax consequences. Speak to a UK tax adviser before you sell.

How we help: AY Consultancy helps UK-based families understand the process, gather the right documents in the right order, and coordinate with licensed professionals in Turkey who handle the formal applications.

Disclaimer

This article is general information only and is not legal, tax or financial advice. Rules and fees change, so check the current position for your situation. AY Consultancy provides cross-border consultancy and does not carry out reserved legal activities in the United Kingdom. Formal legal steps in Turkey are carried out by licensed professionals there.