Turkish Inheritance Lawyer

Tuva Law is an Ankara law firm advising foreign nationals, Turkish citizens, families and estate representatives on inheritance matters involving heirs, assets or legal proceedings in Turkey.

Inheritance cases may involve obtaining a certificate of inheritance, identifying estate assets and liabilities, transferring inherited property, reviewing or challenging a will, renouncing an inheritance, protecting reserved shares or resolving disputes between heirs. When an heir lives abroad or the deceased owned assets in more than one country, additional procedures concerning foreign documents, translations, apostilles and representation in Turkey may also be required.

Our inheritance law services cover both non-contentious estate procedures and inheritance disputes before Turkish courts. We assist clients throughout the process, from determining their legal status as an heir to completing the transfer or distribution of estate assets in Turkey.

Who We Assist in Inheritance Matters

Inheritance matters in Turkey can affect heirs, family members and estate representatives living both in Turkey and abroad. Tuva Law provides legal assistance tailored to the circumstances of each estate and the location of the relevant heirs and assets.

We assist:

• Foreign nationals who have inherited property or other assets in Turkey
• Turkish citizens living abroad who need to complete inheritance procedures in Turkey
• Heirs seeking to obtain a certificate of inheritance
• Family members dealing with the administration and distribution of an estate
• Beneficiaries or heirs affected by a will executed in Turkey or abroad
• Individuals concerned about reserved shares or potentially unlawful transfers made before death
• Heirs who wish to accept or renounce an inheritance
• Co-heirs facing disagreements over the use, division or sale of inherited property
• Estate representatives requiring assistance with Turkish authorities, land registry offices, tax offices or courts
• Families dealing with cross-border estates involving assets or heirs in more than one country

Where an heir cannot travel to Turkey, many inheritance-related procedures may be handled through a properly issued power of attorney, depending on the nature of the matter.

Inheritance Rights of Foreigners in Turkey

Foreign nationals may inherit property and other estate assets located in Turkey. However, the applicable inheritance rules can vary depending on the nationality of the deceased, the location and nature of the assets, the existence of a will and the relationship between the deceased and the heirs. Our detailed guide to inheritance rights of foreigners in Turkey and Inheriting Property in Turkey as a Foreign National explains the principal legal rules and procedures affecting foreign heirs.

Under Article 20 of Law No. 5718 on Private International Law and International Civil Procedure, inheritance is generally governed by the national law of the deceased. Turkish law applies to immovable property located in Turkey. For this reason, estates involving Turkish real estate may require an assessment of both Turkish inheritance law and the relevant foreign law.

Foreign heirs generally need to establish their legal status before they can claim, transfer or dispose of inherited assets in Turkey. This may involve obtaining a certificate of inheritance and submitting documents such as death certificates, civil registry records and documents proving the family relationship. Documents issued abroad may need to be apostilled or legalised and accompanied by certified Turkish translations.

Where the estate includes real estate, the inheritance process may also involve land registry procedures, tax declarations and a review of the rules applicable to property ownership by foreign nationals. Each cross-border estate should therefore be assessed according to its specific assets, heirs and applicable laws.

Obtaining a Certificate of Inheritance in Turkey

A certificate of inheritance is an official document identifying the legal heirs of the deceased and indicating their respective inheritance shares. It is commonly required before heirs can carry out formal procedures involving estate assets in Turkey.

The certificate may be needed for:

• Transferring inherited real estate at the land registry
• Accessing or claiming funds held in Turkish bank accounts
• Completing inheritance and transfer tax procedures
• Transferring vehicles, company shares or other registered assets
• Representing the estate before public authorities and courts

In cases based entirely on accessible Turkish civil registry records, a certificate of inheritance may be obtained from a notary or a competent Turkish court. However, where the deceased or any of the heirs is a foreign national, or where foreign records and foreign inheritance law must be examined, an application to the competent Turkish Civil Court of Peace is generally required.

Foreign heirs may need to submit a death certificate, birth or marriage records, family registry documents and other evidence establishing their relationship with the deceased. Depending on the country in which they were issued, these documents may require an apostille or consular legalisation together with certified Turkish translations.

Once obtained, the certificate can be used as the basis for subsequent estate administration, tax and asset transfer procedures. Additional applications may still be required for each property, bank account or other asset included in the estate.

Wills and Testamentary Dispositions in Turkey

A will allows an individual to determine how all or part of their estate should be distributed after death, subject to the mandatory provisions of the applicable inheritance law. It may be used to appoint heirs, leave specific assets to designated beneficiaries or establish other testamentary arrangements.

The validity and legal effect of a will may depend on several factors, including the testator’s legal capacity, the form in which the will was prepared, the clarity of its provisions and the rules protecting heirs with reserved shares. Careful drafting is particularly important where the estate includes real estate, company shares or beneficiaries located in different countries.

A will prepared outside Turkey may be relied upon in relation to assets located in Turkey if it satisfies the applicable legal requirements. Before it can be used in Turkish proceedings, the document may need to be apostilled or legalised, translated into Turkish and submitted to the competent court for the relevant opening and notification procedures.

Our services concerning wills and testamentary dispositions include:

• Drafting and reviewing wills relating to assets in Turkey
• Advising foreign nationals on estate planning involving Turkish property
• Assessing the use of foreign wills before Turkish authorities
• Representing beneficiaries during the opening and notification of a will
• Examining testamentary capacity and formal validity
• Advising on reserved-share claims arising from testamentary dispositions
• Representing heirs and beneficiaries in will cancellation and related inheritance proceedings

Disputes may arise where a will is alleged to contain formal defects, was made without the required testamentary capacity or was affected by fraud, mistake or duress. Claims concerning the infringement of reserved inheritance shares may also require separate legal proceedings.

Estate Identification and Administration in Turkey

An estate consists not only of the property and financial rights owned by the deceased but also of outstanding debts and other legal obligations existing at the time of death. Before inherited assets can be distributed, the estate should therefore be identified and assessed as a whole.

Assets forming part of an estate in Turkey may include:

• Houses, land and commercial property
• Bank accounts, deposits and investment assets
• Company shares and partnership interests
• Motor vehicles and other registered assets
• Receivables, rental income and contractual rights
• Personal property and other financial interests

The estate may also include loans, tax liabilities, contractual debts, court claims and expenses associated with its administration. Identifying these liabilities can be particularly important before an heir decides whether to accept or renounce the inheritance.

Estate administration may require separate applications to land registry offices, banks, tax authorities, trade registries, courts and other relevant institutions. The certificate of inheritance and supporting civil-status documents are generally used to demonstrate the authority and inheritance status of the applicants.

Our assistance with estate identification and administration may include:

• Identifying available information concerning estate assets and liabilities
• Obtaining and using the certificate of inheritance
• Applying for protective measures where estate assets are at risk
• Coordinating applications before Turkish authorities and institutions
• Assisting with inheritance and transfer tax procedures
• Managing the transfer and distribution of estate assets
• Representing heirs residing outside Turkey through a power of attorney
• Advising heirs on disputes discovered during the administration process

Where the heirs live abroad, the process may often be coordinated through authorised representatives in Turkey, subject to the requirements of the relevant authority and transaction. Our guide to estate administration in Turkey for heirs living abroad explains the documents, representation arrangements and practical steps involved.

Inheriting and Transferring Real Estate in Turkey

When an estate includes a house, land, commercial property or another immovable asset located in Turkey, additional land registry and tax procedures may be required. Turkish law applies to the inheritance of immovable property situated in Turkey, even where the deceased or the heirs are foreign nationals.

The process commonly involves obtaining a certificate of inheritance, completing the relevant inheritance and transfer tax procedures and registering the inherited property in the names of the heirs at the competent land registry office. Documents issued abroad may also need to be apostilled or legalised and translated into Turkish.

Foreign heirs should additionally consider whether any statutory restrictions applicable to foreign ownership affect the inherited property. The location and legal classification of the property, the nationality of the heir and the applicable land registry rules may need to be reviewed before subsequent transactions are completed.

Where more than one person inherits the same property, the heirs may need to agree on its management, use, division or sale. If an agreement cannot be reached, legal proceedings concerning the partition or sale of the jointly inherited property may become necessary.

Our inheritance and real estate law services in Turkey include assistance with:

• Identifying real estate registered in the name of the deceased
• Obtaining the documents required for inheritance registration
• Completing applications before land registry and tax authorities
• Registering inherited property in the names of the heirs
• Reviewing ownership restrictions affecting foreign heirs
• Preparing inheritance distribution and property transfer arrangements
• Assisting with the voluntary sale of inherited property
• Representing heirs in partition and sale proceedings
• Handling property-related procedures for heirs living abroad

Renunciation of Inheritance and Estate Debts

An inheritance may include outstanding loans, tax liabilities, contractual obligations and other debts as well as property and financial assets. Heirs should therefore consider both the assets and liabilities of the estate before taking actions that may amount to accepting the inheritance.

Under Turkish law, legal and appointed heirs generally have three months to renounce an inheritance. The date on which this period begins may vary depending on whether the person is a legal or appointed heir and when the death, heirship status or testamentary disposition was officially learned or notified.

Renunciation must be made through an unconditional declaration submitted orally or in writing to the competent Turkish Civil Court of Peace. Heirs residing abroad may be able to complete the procedure through an authorised representative, provided that the power of attorney contains the authority required for the relevant declaration.

An heir may lose the right to renounce the inheritance by becoming involved in estate affairs beyond what is reasonably necessary for preservation or administration, or by concealing or appropriating estate assets. It is therefore important to obtain legal advice before selling, transferring, withdrawing or otherwise dealing with inherited assets.

Where the deceased was clearly insolvent at the time of death, Turkish law also contains provisions concerning deemed renunciation of the inheritance. Whether those provisions apply requires a separate assessment of the deceased’s assets, liabilities and financial position at the relevant date.

Our services concerning inheritance debts and renunciation include:

• Reviewing available information about estate assets and liabilities
• Advising on the statutory renunciation period
• Preparing and submitting renunciation declarations
• Representing heirs living outside Turkey
• Assessing whether previous actions may affect the right to renounce
• Advising on estates that may be insolvent
• Representing heirs in disputes concerning estate debts and liability

Reserved Shares and Reduction Claims Under Turkish Inheritance Law

Although individuals have a degree of freedom to determine how their estates will be distributed, Turkish inheritance law protects the reserved shares of certain legal heirs. Depending on the family structure, descendants, parents or the surviving spouse may be entitled to a legally protected portion of the estate.

The deceased’s disposable portion is calculated after considering the value of the estate, relevant liabilities and the reserved shares of the protected heirs. Certain lifetime gifts or transfers made by the deceased may also need to be included in this calculation where the statutory conditions are met.

If a will, gift or other disposition exceeds the disposable portion and infringes an heir’s reserved share, the affected heir may bring a reduction claim. The purpose of a reduction claim is generally not to invalidate the entire transaction but to reduce the relevant disposition to the extent necessary to restore the protected inheritance share.

A reserved-share dispute may require:

• Identifying all estate assets and liabilities
• Determining the legal heirs and their respective shares
• Examining wills, gifts and lifetime property transfers
• Calculating the net estate and disposable portion
• Valuing real estate, company shares and other assets
• Investigating transactions that may be subject to reduction
• Filing or defending a reduction claim before Turkish courts
• Coordinating claims involving heirs or beneficiaries living abroad

Reduction claims are subject to statutory time limits. The starting date may depend on when the heir became aware of the infringement and the type of disposition involved. An individual assessment should therefore be made as soon as a possible reserved-share violation is discovered.

Inheritance Disputes Between Heirs

Inheritance disputes may arise over the identity of the heirs, the validity of a will, the calculation of inheritance shares, the administration of estate assets or transactions completed by the deceased before death. Disagreements may become more complex where the estate includes valuable real estate, company shares or assets located in different countries.

Common inheritance disputes in Turkey include:

• Objections to or cancellation of a certificate of inheritance
• Challenges concerning the validity or interpretation of a will
• Claims arising from the infringement of reserved shares
• Disputes concerning lifetime gifts and property transfers
• Claims involving allegedly collusive transfers intended to conceal assets from heirs
• Allegations that estate assets have been hidden, withdrawn or unlawfully used
• Disagreements over the management or rental income of jointly inherited property
• Division and sale of inherited real estate
• Disputes concerning estate debts and expenses
• Disagreements over the final distribution of the estate

A transaction presented as a sale may be challenged if it is alleged that the deceased’s actual intention was to make a concealed gift and prevent one or more heirs from receiving their inheritance rights. These claims require a detailed examination of the circumstances of the transfer, the relationship between the parties, the value of the property and the intention of the deceased.

Where possible, inheritance disputes may be addressed through negotiation, settlement or mediation. If an agreement cannot be reached, court proceedings may be necessary to identify the estate, protect the relevant assets, determine the parties’ rights or complete the division of inherited property.

Our services in inheritance disputes include:

• Assessing inheritance rights and potential claims
• Reviewing wills, title deed records and lifetime transfers
• Investigating available information concerning disputed assets
• Seeking protective measures where necessary
• Conducting settlement and negotiation processes
• Filing and defending inheritance-related lawsuits
• Representing foreign heirs and heirs residing outside Turkey
• Coordinating court decisions with subsequent land registry and estate procedures

Cross-Border Inheritance and Heirs Living Abroad

Cross-border inheritance matters arise when the deceased, the heirs or the estate assets are connected to more than one country. These cases may require the coordinated application of Turkish inheritance law, private international law and the relevant rules of a foreign jurisdiction.

Additional procedures may be necessary where:

• The deceased was a foreign national
• One or more heirs live outside Turkey
• The death occurred and was registered abroad
• A will or probate document was issued in another country
• The estate includes property in Turkey and other jurisdictions
• Foreign civil-status records are needed to establish the family relationship
• An heir cannot travel to Turkey for court or administrative procedures

Documents issued abroad may need to be apostilled or legalised and accompanied by certified Turkish translations. The applicable authentication procedure depends on the issuing country, the type of document and any international agreement in force.

A foreign certificate of inheritance, probate order or similar document may not automatically be sufficient to complete transactions concerning assets in Turkey. A separate application before a Turkish court or authority may be required, particularly where the estate includes real estate located in Turkey.

Heirs living abroad may often appoint a lawyer in Turkey through a properly prepared power of attorney. The document may be issued before a Turkish consulate or, depending on the country, before a foreign notary and then completed with the required authentication and translation procedures.

Our English-speaking lawyers in Ankara assist international clients with:

• Obtaining certificates of inheritance in Turkey
• Reviewing foreign wills and probate documents
• Preparing document and authentication requirements
• Representing heirs before Turkish courts and public authorities
• Completing land registry, banking and tax procedures
• Coordinating inheritance matters involving multiple jurisdictions
• Transferring or selling inherited assets in Turkey
• Representing foreign heirs in inheritance disputes

Inheritance and Transfer Tax in Turkey

The inheritance of property, money or other assets located in Turkey may give rise to inheritance and transfer tax obligations. These obligations can also apply to foreign heirs receiving assets from an estate in Turkey.

The tax process commonly involves identifying and valuing the estate assets, documenting deductible debts and expenses, preparing an inheritance and transfer tax declaration and submitting the supporting documents to the competent Turkish tax authority.

Documents required for the declaration may include:

• The certificate of inheritance
• The death certificate
• Civil registry or residence information concerning the deceased
• A will or inheritance agreement, where applicable
• Documents showing estate assets and their values
• Records concerning deductible debts and estate expenses
• Title deed, bank, company or vehicle records
• Apostilled or legalised documents issued abroad and their Turkish translations

The applicable declaration period may vary according to where the death occurred and where the heirs were residing at the relevant time. Heirs living outside Turkey should therefore determine the applicable deadline without delay.

Before certain inherited assets can be transferred, registered or released, the relevant land registry office, bank or other institution may require evidence that the necessary tax procedures have been completed. The taxable value, available exemptions, applicable rates and payment schedule should be assessed according to the rules in force for the relevant year.

Foreign heirs can review our detailed 2026 guide to inheritance tax in Turkey for foreign heirs for current tax brackets, exemptions, filing deadlines, valuation principles, payment instalments and the procedures applicable to inherited property, Turkish bank accounts and company shares.

Our services concerning inheritance and transfer tax procedures include:

• Identifying the competent tax authority
• Preparing the required document list
• Coordinating the valuation of estate assets
• Preparing and submitting inheritance tax declarations
• Documenting estate debts and deductible expenses
• Assisting foreign heirs with Turkish tax procedures
• Coordinating tax formalities with land registry, banking and estate transfers

Current declarations, guidance and official updates concerning inheritance and transfer tax are published by the Turkish Revenue Administration.

Our Inheritance Law Services

Tuva Law provides legal advice and representation throughout the different stages of inheritance proceedings in Turkey. Our services cover both administrative estate procedures and disputes requiring representation before Turkish courts.

Inheritance Planning and Wills

• Drafting and reviewing wills concerning assets in Turkey
• Advising foreign nationals on testamentary arrangements
• Reviewing foreign wills intended to be used in Turkey
• Advising on reserved shares and the disposable portion of an estate
• Assessing the legal effect of lifetime gifts and property transfers

Estate and Succession Procedures

• Obtaining certificates of inheritance
• Identifying heirs and inheritance shares
• Assisting with the identification of estate assets and liabilities
• Preparing documents issued abroad for use in Turkey
• Coordinating apostille, legalisation and certified translation requirements
• Representing heirs before courts, tax offices and other public authorities

Inherited Property and Asset Transfers

• Completing the inheritance registration of real estate
• Assisting with inherited bank accounts, vehicles and company shares
• Preparing inheritance distribution arrangements
• Coordinating inheritance and transfer tax procedures
• Assisting with the sale or transfer of inherited property
• Representing heirs living outside Turkey through a power of attorney

Inheritance Disputes and Litigation

• Challenging or defending wills
• Pursuing reserved-share and reduction claims
• Handling disputes concerning allegedly collusive property transfers
• Investigating claims involving concealed or misused estate assets
• Resolving disagreements concerning the management of inherited property
• Conducting partition and sale proceedings
• Filing and defending claims concerning estate debts
• Representing foreign heirs before Turkish courts

Each inheritance matter is assessed according to the identity and location of the heirs, the nature of the estate assets, the existence of a will and the laws applicable to the individual case.