- +90 532 768 36 61
- info@svkhukuk.com
Real Estate Law is the field of protection for the assets with the highest financial value for individuals and companies.
Disputes arising from rent, title deeds, land, condominium ownership, construction, and contracting relationships are both long-term and high-risk processes.
At SVK Law, in Izmir and Bursa, we conduct all types of lawsuits and consultancy services related to real estate law on the basis of technical knowledge, experience, and mastery of property legislation.
Our goal is to legally, formally, and factually secure our clients’ immovable property rights.
Rental relationships are one of the areas that most frequently generate disputes for both tenants and landlords. Eviction lawsuits are conducted according to the provisions of the Code of Obligations and the lease agreement.
Reasons for Eviction:
Non-payment of rent
Submission of an Eviction Commitment (Tahliye Taahhüdü)
Expiration of the contract term
Owner’s necessity (Landlord’s need to occupy the property)
Reconstruction or substantial repair
The Process: First, a Notary Notice (İhtarname) is sent → The payment or eviction period is awaited → A lawsuit is filed or enforcement proceedings are initiated. Incorrect notification or indefinite warnings can prolong the lawsuit.
As SVK Law, we manage the entire process regarding rent determination, eviction, receivables, and contract drafting.
Errors made in title deed transactions or bad-faith transactions can damage a person’s property rights. In such cases, a “Title Deed Cancellation and Registration Lawsuit” is filed to request the transfer of the immovable property to its real owner.
Common Lawsuits:
Fraudulent sale (Collusion / Muvazaa)
Corrupt registration (Yolsuz Tescil)
Inheritance-based property disputes
Cadastral errors
Disputes in shared title deeds
Every lawsuit is conducted via title deed records, expert examination, and witness statements. Therefore, file preparation determines the fate of the case.
Issues such as dues (aidat), use of common areas, noise, and renovations frequently turn into lawsuits in apartment and site managements. According to the Condominium Law, decisions of the Board of Property Owners and the Management Plan are taken as the basis in such disputes.
Frequently Encountered Situations:
Usage contrary to the management plan
Non-payment of dues (maintenance fees)
Objections to the election of the manager
Sharing of common expenses
Noise and disturbance lawsuits
SVK Law offers consultancy and representation support to site managements; serving on behalf of both owners and management in lawsuits.
The construction sector is one of the areas where technical errors most frequently turn into litigation. Construction contracts, construction in return for land share, delay penalties, and defective works are the main subjects of this field.
Common Disputes:
Delivery contrary to the contract
Incomplete or defective construction (Ayıplı İmalat)
Exceeding the delivery period
Construction servitude and habitation permit issues
Failure to transfer the title deed
In such cases, expert reports, contract provisions, and written documents are of critical importance. SVK Law provides representation for both the contractor and the land owner.
If an immovable property is under the joint ownership of more than one person, one of the parties may request the “Dissolution of Joint Ownership” (İzale-i Şuyu).
At the end of this lawsuit, the court may decide on:
Physical Division (Aynen Taksim) of the property, or
Sale of the property and sharing the price.
These are generally long-lasting lawsuits with an emotional aspect. Therefore, pre-litigation reconciliation attempts are of great importance.
Intervention of the state or municipalities in immovable property due to public interest may give rise to expropriation value and fair compensation problems. In cases of incorrect or unlawful transactions, a “Confiscation without Expropriation” (Kamulaştırmasız El Atma) lawsuit can be filed to ensure the return of ownership or payment of the value.
SVK Law ensures fair value determination with expert witnesses and title deed records in these processes.
Title Deed Record (Copy)
Lease Agreement (if any)
Condominium Management Plan
Correspondence, Notary Notices
Appraisal or Expert Reports
Witness list (if there is an allegation of collusion)
Eviction Lawsuits: 4 – 12 months
Title Deed Cancellation Lawsuits: 1 – 3 years
Condominium and Construction Lawsuits: 1.5 – 4 years
Although the process is long, time loss is minimized with correct documents and a well-prepared file.
First, a notice is sent via a notary public; then an eviction lawsuit can be filed, or enforcement proceedings can be initiated.
In simple errors, the Land Registry Office can make corrections; if it requires a change of ownership, a lawsuit is filed.
According to the contract, a delay penalty can be claimed, and termination of the contract is also possible.
You can object to the sale within the scope of the Pre-emption Right (Şufa Hakkı).
Enforcement proceedings can be initiated in accordance with the Condominium Law.
SVK Law produces fast, technical, and result-oriented solutions in real estate disputes with its Izmir-based and Bursa-supported team.
Our Scope of Service:
Rent, Title Deed, and Construction Contracts
Eviction and Compensation Lawsuits
Expropriation and Inheritance-based Property Disputes
Real Estate Investment Consultancy
Detailed risk analysis is conducted before every lawsuit, and the process plan is shared with the client.
Lease, eviction, title deed cancellation and registration, condominium law, land share, and dissolution of partnership lawsuits.
Legal support in reinstatement lawsuits, severance and notice pay, overtime receivables, mobbing, work accidents, and mediation processes.
Expertise in uncontested and contested divorce, custody, alimony, matrimonial property regimes, and domestic protection orders.
Debt collection, enforcement proceedings without judgment, seizure, removal of objection, bankruptcy, and collection management.
Consultancy in estate distribution, reduction lawsuits, annulment of wills, and reserved portion cases.
Effective defense during investigation and prosecution stages; legal representation in detention, arrest, judicial control, and appeal processes.
You can learn about your legal processes by browsing our Frequently Asked Questions page. Additionally, you can submit your inquiries to us by clicking the "Contact Us" button below.
Let’s determine together how your legal future will be shaped by contacting us.
