{"id":1126,"date":"2025-11-08T06:04:39","date_gmt":"2025-11-08T06:04:39","guid":{"rendered":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/?p=1126"},"modified":"2025-11-08T06:04:41","modified_gmt":"2025-11-08T06:04:41","slug":"gaziantepte-kat-karsiligi-insaat-sozlesmelerinde-hukuki-haklariniz","status":"publish","type":"post","link":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/gaziantepte-kat-karsiligi-insaat-sozlesmelerinde-hukuki-haklariniz\/","title":{"rendered":"Gaziantep&#8217;te Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmelerinde Hukuki Haklar\u0131n\u0131z"},"content":{"rendered":"\n<p>Gaziantep, son y\u0131llarda h\u0131zla geli\u015fen ve yap\u0131 sekt\u00f6r\u00fcnde b\u00fcy\u00fck bir ivme kazanan \u015fehirlerimizden biridir. Yeni konut projeleri, kentsel d\u00f6n\u00fc\u015f\u00fcm alanlar\u0131 ve y\u00fckselen arsa de\u011ferleri, m\u00fcteahhitler ile arsa sahiplerini s\u0131k\u00e7a \u201ckat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi\u201d yapmaya y\u00f6nlendirmektedir. <\/p>\n\n\n\n<p>Ancak bu t\u00fcr s\u00f6zle\u015fmeler, y\u00fcksek maliyet ve b\u00fcy\u00fck risk bar\u0131nd\u0131rd\u0131klar\u0131 i\u00e7in, hukuki anlamda en k\u00fc\u00e7\u00fck hata bile ciddi kay\u0131plara yol a\u00e7abilir. <\/p>\n\n\n\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri yaln\u0131zca \u201carsa ver, daire al\u201d mant\u0131\u011f\u0131yla s\u0131n\u0131rl\u0131 de\u011fildir. Bu s\u00f6zle\u015fmeler, T\u00fcrk Bor\u00e7lar Kanunu (TBK), Medeni Kanun ve Kat M\u00fclkiyeti Kanunu h\u00fck\u00fcmleri \u00e7er\u00e7evesinde karma bir s\u00f6zle\u015fme niteli\u011fi ta\u015f\u0131r ve hem arsa sahibine hem de m\u00fcteahhite kar\u015f\u0131l\u0131kl\u0131 y\u00fck\u00fcml\u00fcl\u00fckler getirir.<\/p>\n\n\n\n<p>\u00d6zellikle Gaziantep\u2019teki uygulamalarda, bu s\u00f6zle\u015fmelerin \u00e7o\u011fu s\u00f6zl\u00fc anla\u015fma veya eksik haz\u0131rlanm\u0131\u015f metinlerle y\u00fcr\u00fct\u00fclmektedir. Bu da ileride ciddi hukuki anla\u015fmazl\u0131klara zemin haz\u0131rlar.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi Nedir? <\/h2>\n\n\n\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, bir arsa sahibinin, arsas\u0131n\u0131 m\u00fcteahhide devretmeyi taahh\u00fct etti\u011fi; m\u00fcteahhidin ise bu arsa \u00fczerinde belirli ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri (\u00f6rne\u011fin daire veya i\u015fyeri) in\u015fa ederek, belirlenen k\u0131sm\u0131n\u0131 arsa sahibine teslim etmeyi \u00fcstlendi\u011fi bir s\u00f6zle\u015fme t\u00fcr\u00fcd\u00fcr. <\/p>\n\n\n\n<p>Yani \u00f6zetle: <\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Arsa sahibi arsas\u0131n\u0131 verir, kar\u015f\u0131l\u0131\u011f\u0131nda belirli say\u0131da daire veya i\u015fyeri al\u0131r. <\/li>\n\n\n\n<li>M\u00fcteahhit in\u015faat\u0131 yapar, kar\u015f\u0131l\u0131\u011f\u0131nda arsan\u0131n belli bir oran\u0131n\u0131 kendi ad\u0131na al\u0131r. <\/li>\n<\/ul>\n\n\n\n<p>Bu s\u00f6zle\u015fmeler hem eser s\u00f6zle\u015fmesi (in\u015faat yap\u0131m\u0131n\u0131 kapsad\u0131\u011f\u0131 i\u00e7in) hem de ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi (ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin devrini i\u00e7erdi\u011fi i\u00e7in) niteli\u011findedir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Gaziantep\u2019te Kat Kar\u015f\u0131l\u0131\u011f\u0131 S\u00f6zle\u015fmelerin Yayg\u0131n Sorunlar\u0131 <\/h2>\n\n\n\n<p>Gaziantep\u2019te uygulamada s\u0131kl\u0131kla \u015fu sorunlarla kar\u015f\u0131la\u015f\u0131lmaktad\u0131r:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th><strong>Sorun T\u00fcr\u00fc<\/strong><\/th><th><strong>A\u00e7\u0131klama<\/strong><\/th><th><strong>Hukuki Sonu\u00e7<\/strong><\/th><\/tr><\/thead><tbody><tr><td><strong>S\u00f6zl\u00fc Anla\u015fmalar<\/strong><\/td><td>Taraflar yaz\u0131l\u0131 s\u00f6zle\u015fme yapmadan i\u015fe ba\u015flamaktad\u0131r.<\/td><td>\u0130spat zorlu\u011fu, m\u00fcteahhit veya arsa sahibinin ma\u011fduriyeti.<\/td><\/tr><tr><td><strong>Ruhsats\u0131z \u0130n\u015faat<\/strong><\/td><td>M\u00fcteahhit gerekli izinleri almadan in\u015faata ba\u015flamaktad\u0131r.<\/td><td>Yap\u0131n\u0131n y\u0131k\u0131lmas\u0131, cezai sorumluluk.<\/td><\/tr><tr><td><strong>Teslim Gecikmesi<\/strong><\/td><td>M\u00fcteahhit s\u00f6z verdi\u011fi tarihte daireleri teslim etmez.<\/td><td>Tazminat, s\u00f6zle\u015fmenin feshi.<\/td><\/tr><tr><td><strong>Eksik veya Ay\u0131pl\u0131 \u0130\u015f<\/strong><\/td><td>\u0130n\u015faatta kullan\u0131lan malzemeler kalitesizdir veya eksik teslim yap\u0131l\u0131r.<\/td><td>Onar\u0131m, indirim veya fesih hakk\u0131.<\/td><\/tr><tr><td><strong>Tapu Devri Sorunlar\u0131<\/strong><\/td><td>Daireler zaman\u0131nda tapuda devredilmez.<\/td><td>Tapu iptal ve tescil davas\u0131.<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Bu t\u00fcr hatalar, \u00f6zellikle yaz\u0131l\u0131 s\u00f6zle\u015fme yap\u0131lmad\u0131\u011f\u0131 veya s\u00f6zle\u015fme avukat taraf\u0131ndan haz\u0131rlanmad\u0131\u011f\u0131 durumlarda daha s\u0131k g\u00f6r\u00fclmektedir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Kat Kar\u015f\u0131l\u0131\u011f\u0131 S\u00f6zle\u015fmenin Ge\u00e7erli Olmas\u0131 \u0130\u00e7in \u015eartlar <\/h2>\n\n\n\n<p>Bir kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ge\u00e7erli say\u0131labilmesi i\u00e7in \u015fu unsurlar\u0131n bulunmas\u0131 gerekir: <\/p>\n\n\n\n<p><strong>1<\/strong>&#8211;<strong>Noterde d\u00fczenleme \u015feklinde yap\u0131lmal\u0131d\u0131r. <\/strong><\/p>\n\n\n\n<p>Bu t\u00fcr s\u00f6zle\u015fmelerin yaln\u0131zca imza alt\u0131na al\u0131nmas\u0131 yeterli de\u011fildir; noter huzurunda yap\u0131lmal\u0131d\u0131r. Aksi halde ge\u00e7ersiz say\u0131l\u0131r. <\/p>\n\n\n\n<p><strong>2-Taraflar\u0131n a\u00e7\u0131k kimlik bilgileri ve yetkileri belirtilmelidir. <\/strong><\/p>\n\n\n\n<p>\u00d6zellikle arsa birden fazla ki\u015fiye aitse, t\u00fcm maliklerin onay\u0131 \u015fartt\u0131r. <\/p>\n\n\n\n<p><strong>3<\/strong>&#8211;<strong>Arsa ve in\u015faat detaylar\u0131 a\u00e7\u0131k\u00e7a belirtilmelidir. <\/strong><\/p>\n\n\n\n<p>Hangi ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn kime ait olaca\u011f\u0131, projenin \u00f6zellikleri, teslim s\u00fcresi, ceza \u015fartlar\u0131 gibi maddeler a\u00e7\u0131k\u00e7a yaz\u0131lmal\u0131d\u0131r. <\/p>\n\n\n\n<p><strong>4-Belediye onayl\u0131 proje ve ruhsat eklenmelidir. <\/strong><\/p>\n\n\n\n<p>S\u00f6zle\u015fmeye ek olarak projeler ve ruhsat belgeleri bulunmal\u0131d\u0131r. <\/p>\n\n\n\n<p><strong>5-Tapu devri veya \u00f6n sat\u0131\u015f \u015fartlar\u0131 a\u00e7\u0131k\u00e7a tan\u0131mlanmal\u0131d\u0131r. <\/strong><\/p>\n\n\n\n<p>M\u00fcteahhit, daireleri satmak isterse hangi ko\u015fullarda sat\u0131\u015f yapabilece\u011fi s\u00f6zle\u015fmede belirtilmelidir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Taraflar\u0131n Hak ve Y\u00fck\u00fcml\u00fcl\u00fckleri <\/h2>\n\n\n\n<p><strong>a) Arsa Sahibinin Haklar\u0131 ve Y\u00fck\u00fcml\u00fcl\u00fckleri <\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Arsay\u0131, in\u015faat yap\u0131labilir durumda m\u00fcteahhide teslim etmekle y\u00fck\u00fcml\u00fcd\u00fcr. <\/li>\n\n\n\n<li>M\u00fcteahhidin projeyi s\u00f6zle\u015fmede belirtilen \u015fekilde ve s\u00fcrede tamamlamas\u0131n\u0131 isteyebilir. <\/li>\n\n\n\n<li>Eksik veya ay\u0131pl\u0131 imalat durumunda tazminat talep edebilir. <\/li>\n\n\n\n<li>M\u00fcteahhit edimlerini yerine getirmezse, s\u00f6zle\u015fmeyi feshetme hakk\u0131na sahiptir. <\/li>\n<\/ul>\n\n\n\n<p><strong>b) M\u00fcteahhidin Haklar\u0131 ve Y\u00fck\u00fcml\u00fcl\u00fckleri <\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0130n\u015faat\u0131 s\u00f6zle\u015fmede belirlenen s\u00fcrede ve projeye uygun \u015fekilde tamamlamak zorundad\u0131r. <\/li>\n\n\n\n<li>Arsa sahibine d\u00fc\u015fen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri zaman\u0131nda teslim etmelidir. <\/li>\n\n\n\n<li>\u0130n\u015faat\u0131 tamamlad\u0131ktan sonra kalan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler \u00fczerinde hak sahibi olur. <\/li>\n\n\n\n<li>Ruhsat, altyap\u0131, sigorta ve g\u00fcvenlik y\u00fck\u00fcml\u00fcl\u00fcklerinden sorumludur.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Gaziantep\u2019te Uygulamada G\u00f6r\u00fclen Tipik Hatalar <\/h2>\n\n\n\n<p>Gaziantep\u2019te m\u00fcteahhitlik faaliyetlerinin h\u0131zla artmas\u0131yla birlikte baz\u0131 tipik hatalar yayg\u0131nla\u015fm\u0131\u015ft\u0131r: <\/p>\n\n\n\n<p><strong>S\u00f6zle\u015fmelerin internetten kopyalanmas\u0131: <\/strong><\/p>\n\n\n\n<p>Arsa sahipleri \u00e7o\u011fu zaman internetten buldu\u011fu genel \u015fablonlar\u0131 kullanmakta, bu da \u00f6zel duruma uygun olmayan h\u00fck\u00fcmler nedeniyle ileride uyu\u015fmazl\u0131k yaratmaktad\u0131r. <\/p>\n\n\n\n<p><strong>S\u00fcresiz s\u00f6zle\u015fmeler: <\/strong><\/p>\n\n\n\n<p>Teslim tarihi veya in\u015faat ba\u015flang\u0131\u00e7 tarihi belirtilmedi\u011finde, m\u00fcteahhit i\u015fi s\u00fcr\u00fcncemede b\u0131rakabilir. <\/p>\n\n\n\n<p><strong>Teminat al\u0131nmamas\u0131: <\/strong><\/p>\n\n\n\n<p>Arsa sahipleri \u00e7o\u011fu zaman m\u00fcteahhitten teminat almadan arsay\u0131 devretmektedir. Bu durum, m\u00fcteahhidin i\u015fi yar\u0131m b\u0131rakmas\u0131 h\u00e2linde ciddi zararlara yol a\u00e7ar. <\/p>\n\n\n\n<p><strong>Tapuda pay devri erken yap\u0131lmas\u0131: <\/strong><\/p>\n\n\n\n<p>M\u00fcteahhitin in\u015faata ba\u015flamadan arsa pay\u0131n\u0131 almas\u0131, arsa sahibini zay\u0131f konuma d\u00fc\u015f\u00fcr\u00fcr.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hukuki Korunma Yollar\u0131 <\/h2>\n\n\n\n<p><strong>a) Noter Onayl\u0131 S\u00f6zle\u015fme <\/strong><\/p>\n\n\n\n<p>Yaln\u0131zca imzalanan de\u011fil, noter taraf\u0131ndan d\u00fczenlenen s\u00f6zle\u015fmeler hukuken ge\u00e7erlidir. Gaziantep Noterleri bu konuda olduk\u00e7a titiz davranmaktad\u0131r. <\/p>\n\n\n\n<p><strong>b) Tapuya \u015eerh Verilmesi <\/strong><\/p>\n\n\n\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 s\u00f6zle\u015fmeler tapuya \u015ferh ettirilebilir. Bu sayede m\u00fcteahhidin arsay\u0131 \u00fc\u00e7\u00fcnc\u00fc ki\u015filere devretmesi veya ipotek ettirmesi engellenebilir. <\/p>\n\n\n\n<p><strong>c) Teminat Senedi veya Banka Teminat Mektubu <\/strong><\/p>\n\n\n\n<p>M\u00fcteahhit, arsa sahibine kar\u015f\u0131 taahh\u00fctlerini yerine getirmemesi durumuna kar\u015f\u0131 banka teminat mektubu sunabilir. Bu, arsa sahibinin en \u00f6nemli g\u00fcvencesidir. <\/p>\n\n\n\n<p><strong>d) Gecikme Cezas\u0131 ve S\u00f6zle\u015fme Feshi<\/strong><\/p>\n\n\n\n<p>S\u00f6zle\u015fmeye mutlaka \u201cteslim s\u00fcresi\u201d ve \u201cgecikme cezas\u0131\u201d maddesi konulmal\u0131d\u0131r. M\u00fcteahhit s\u00fcresinde teslim etmezse, belirli oranda g\u00fcnl\u00fck veya ayl\u0131k tazminat \u00f6demekle y\u00fck\u00fcml\u00fc olur.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Dava S\u00fcreci ve Hukuki Yollar <\/strong><\/h2>\n\n\n\n<p>E\u011fer m\u00fcteahhit s\u00f6zle\u015fme \u015fartlar\u0131n\u0131 yerine getirmezse veya eksik\/ay\u0131pl\u0131 i\u015f teslim ederse, arsa sahibi a\u015fa\u011f\u0131daki davalar\u0131 a\u00e7abilir:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th><strong>Dava T\u00fcr\u00fc<\/strong><\/th><th><strong>Kime Kar\u015f\u0131 A\u00e7\u0131l\u0131r<\/strong><\/th><th><strong>Ama\u00e7<\/strong><\/th><\/tr><\/thead><tbody><tr><td><strong>S\u00f6zle\u015fmenin Feshi Davas\u0131<\/strong><\/td><td>M\u00fcteahhit<\/td><td>S\u00f6zle\u015fmenin iptali ve arsay\u0131 geri almak<\/td><\/tr><tr><td><strong>Tapu \u0130ptali ve Tescil Davas\u0131<\/strong><\/td><td>M\u00fcteahhit \/ 3. Ki\u015filer<\/td><td>Tapuda yap\u0131lan haks\u0131z devirleri iptal ettirmek<\/td><\/tr><tr><td><strong>Tazminat Davas\u0131<\/strong><\/td><td>M\u00fcteahhit<\/td><td>U\u011fran\u0131lan maddi zararlar\u0131n kar\u015f\u0131lanmas\u0131<\/td><\/tr><tr><td><strong>Eksik veya Ay\u0131pl\u0131 \u0130\u015f Davas\u0131<\/strong><\/td><td>M\u00fcteahhit<\/td><td>Eksiklerin giderilmesi veya indirim al\u0131nmas\u0131<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Gaziantep\u2019te bu t\u00fcr davalara genellikle Asliye Hukuk Mahkemeleri bakmaktad\u0131r. Mahkemeler, bilirki\u015fi raporu ve s\u00f6zle\u015fme h\u00fck\u00fcmlerine g\u00f6re karar verir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Avukat Deste\u011finin \u00d6nemi <\/h2>\n\n\n\n<p>Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri, s\u0131radan bir al\u0131m-sat\u0131m s\u00f6zle\u015fmesinden \u00e7ok daha karma\u015f\u0131k bir yap\u0131ya sahiptir. Gaziantep\u2019te bir\u00e7ok ki\u015fi, s\u00f6zle\u015fmeyi kendi haz\u0131rlay\u0131p notere g\u00f6t\u00fcrmekte veya m\u00fcteahhidin sundu\u011fu metni okumadan imzalamaktad\u0131r. Bu durum, arsa sahibinin ileride hak kayb\u0131na u\u011framas\u0131na neden olur. <\/p>\n\n\n\n<p>Bir in\u015faat hukuku avukat\u0131n\u0131n deste\u011fiyle: <\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>S\u00f6zle\u015fme maddeleri taraf\u0131n\u0131za uygun haz\u0131rlan\u0131r, <\/li>\n\n\n\n<li>Teminat ve teslim \u015fartlar\u0131 d\u00fczenlenir, <\/li>\n\n\n\n<li>Tapu i\u015flemleri g\u00fcvenli hale getirilir, <\/li>\n\n\n\n<li>M\u00fcteahhitin y\u00fck\u00fcml\u00fcl\u00fckleri netle\u015ftirilir. <\/li>\n<\/ul>\n\n\n\n<p>Unutmay\u0131n: Gaziantep gibi h\u0131zla b\u00fcy\u00fcyen bir \u015fehirde arsa, bir \u00f6m\u00fcrl\u00fck yat\u0131r\u0131md\u0131r; bu nedenle hukuki koruma al\u0131nmadan hareket etmek b\u00fcy\u00fck risk ta\u015f\u0131r. <strong>Gaziantep gayrimenkul avukat\u0131<\/strong> ile haz\u0131rlad\u0131\u011f\u0131n\u0131z s\u00f6zle\u015fmeler \u00e7ok daha g\u00fcvenli olacakt\u0131r.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Kat Kar\u015f\u0131l\u0131\u011f\u0131 S\u00f6zle\u015fme Haz\u0131rlarken Dikkat Edilmesi Gereken Maddeler <\/h2>\n\n\n\n<p>Bir s\u00f6zle\u015fmede mutlaka bulunmas\u0131 gereken temel ba\u015fl\u0131klar \u015funlard\u0131r: <\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Taraflar\u0131n kimlik ve ileti\u015fim bilgileri <\/li>\n\n\n\n<li>Arsan\u0131n tapu bilgileri <\/li>\n\n\n\n<li>\u0130n\u015faat\u0131n toplam alan\u0131, ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm say\u0131s\u0131 <\/li>\n\n\n\n<li>Taraflara d\u00fc\u015fen daire oran\u0131 (\u00f6rne\u011fin %50-%50) <\/li>\n\n\n\n<li>\u0130n\u015faat\u0131n ba\u015flama ve biti\u015f tarihi <\/li>\n\n\n\n<li>Gecikme halinde uygulanacak ceza <\/li>\n\n\n\n<li>M\u00fcteahhitin teminat\u0131 <\/li>\n\n\n\n<li>Teslim \u015fekli ve iskan alma y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc<\/li>\n\n\n\n<li>Tapu devri ko\u015fullar\u0131 <\/li>\n\n\n\n<li>Uyu\u015fmazl\u0131k halinde yetkili mahkeme<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">KISACASI<\/h2>\n\n\n\n<p>Gaziantep\u2019te kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri, do\u011fru haz\u0131rland\u0131\u011f\u0131nda her iki taraf i\u00e7in de kazan\u00e7l\u0131 bir yat\u0131r\u0131m modelidir. Ancak en ufak bir dikkatsizlik, \u00f6zellikle de s\u00f6zle\u015fmenin avukat deste\u011fi olmadan yap\u0131lmas\u0131, hem arsa sahibini hem m\u00fcteahhidi ma\u011fdur edebilir. <\/p>\n\n\n\n<p>Dolay\u0131s\u0131yla, bu t\u00fcr s\u00f6zle\u015fmelerde mutlaka hukuki dan\u0131\u015fmanl\u0131k al\u0131nmal\u0131, s\u00f6zle\u015fme detaylar\u0131 taraflar\u0131n \u00e7\u0131karlar\u0131n\u0131 koruyacak \u015fekilde d\u00fczenlenmelidir. Unutmay\u0131n; bir in\u015faat yap\u0131l\u0131r ama hukuki g\u00fcven bir kere y\u0131k\u0131l\u0131rsa yeniden in\u015fa edilmesi \u00e7ok zordur.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">S\u0131k Sorulan Sorular (SSS) <\/h2>\n\n\n\n<p><strong>1. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi noterde yap\u0131lmazsa ge\u00e7erli olur mu? <\/strong><\/p>\n\n\n\n<p>Hay\u0131r. Bu s\u00f6zle\u015fmelerin ge\u00e7erli olabilmesi i\u00e7in noterde d\u00fczenleme \u015feklinde yap\u0131lmas\u0131 gerekir. Aksi takdirde s\u00f6zle\u015fme ge\u00e7ersiz say\u0131l\u0131r. <\/p>\n\n\n\n<p><strong>2. M\u00fcteahhit daireleri zaman\u0131nda teslim etmezse ne olur? <\/strong><\/p>\n\n\n\n<p>S\u00f6zle\u015fmede belirtilmi\u015fse, m\u00fcteahhit gecikme tazminat\u0131 \u00f6der. Teslim gecikmesi uzun s\u00fcrerse, arsa sahibi s\u00f6zle\u015fmeyi feshedebilir. <\/p>\n\n\n\n<p><strong>3. Arsa pay\u0131m\u0131 m\u00fcteahhite devrettim ama in\u015faat yap\u0131lmad\u0131. Ne yapabilirim? <\/strong><\/p>\n\n\n\n<p>Bu durumda \u201ctapunun iptali ve tescil davas\u0131\u201d a\u00e7abilirsiniz. M\u00fcteahhidin y\u00fck\u00fcml\u00fcl\u00fcklerini yerine getirmemesi, fesih sebebidir. <\/p>\n\n\n\n<p><strong>4. M\u00fcteahhit i\u015fin bir k\u0131sm\u0131n\u0131 yapt\u0131, sonra b\u0131rakt\u0131. Ne olur? <\/strong><\/p>\n\n\n\n<p>Arsa sahibi s\u00f6zle\u015fmeyi hakl\u0131 nedenle feshedebilir ve u\u011frad\u0131\u011f\u0131 zarar\u0131 tazminat olarak talep edebilir. <\/p>\n\n\n\n<p><strong>5. Gaziantep\u2019te bu t\u00fcr davalar ne kadar s\u00fcrer? <\/strong><\/p>\n\n\n\n<p>Ortalama olarak 1,5 \u2013 3 y\u0131l aras\u0131 s\u00fcrmektedir. Ancak bilirki\u015fi incelemeleri ve tapu kay\u0131tlar\u0131 davay\u0131 uzatabilir.<\/p>\n\n\n\n<p><\/p>\n\n    <div class=\"xs_social_share_widget xs_share_url after_content \t\tmain_content  wslu-style-1 wslu-share-box-shaped wslu-fill-colored wslu-none wslu-share-horizontal wslu-theme-font-no wslu-main_content\">\n\n\t\t\n        <ul>\n\t\t\t        <\/ul>\n    <\/div> \n","protected":false},"excerpt":{"rendered":"<p>Gaziantep, son y\u0131llarda h\u0131zla geli\u015fen ve yap\u0131 sekt\u00f6r\u00fcnde b\u00fcy\u00fck bir ivme kazanan \u015fehirlerimizden biridir. Yeni konut projeleri, kentsel d\u00f6n\u00fc\u015f\u00fcm alanlar\u0131 ve y\u00fckselen arsa de\u011ferleri, m\u00fcteahhitler ile arsa sahiplerini s\u0131k\u00e7a \u201ckat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi\u201d yapmaya y\u00f6nlendirmektedir. Ancak bu t\u00fcr s\u00f6zle\u015fmeler, y\u00fcksek maliyet ve b\u00fcy\u00fck risk bar\u0131nd\u0131rd\u0131klar\u0131 i\u00e7in, hukuki anlamda en k\u00fc\u00e7\u00fck hata bile ciddi kay\u0131plara yol a\u00e7abilir. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri yaln\u0131zca \u201carsa ver, daire al\u201d mant\u0131\u011f\u0131yla s\u0131n\u0131rl\u0131 de\u011fildir. Bu s\u00f6zle\u015fmeler, T\u00fcrk Bor\u00e7lar Kanunu (TBK), Medeni Kanun ve Kat M\u00fclkiyeti Kanunu h\u00fck\u00fcmleri \u00e7er\u00e7evesinde karma bir s\u00f6zle\u015fme niteli\u011fi ta\u015f\u0131r ve hem arsa sahibine hem de m\u00fcteahhite kar\u015f\u0131l\u0131kl\u0131 y\u00fck\u00fcml\u00fcl\u00fckler getirir. \u00d6zellikle Gaziantep\u2019teki uygulamalarda, bu s\u00f6zle\u015fmelerin \u00e7o\u011fu s\u00f6zl\u00fc anla\u015fma veya eksik haz\u0131rlanm\u0131\u015f metinlerle y\u00fcr\u00fct\u00fclmektedir. Bu da ileride ciddi hukuki anla\u015fmazl\u0131klara zemin haz\u0131rlar. Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi Nedir? Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, bir arsa sahibinin, arsas\u0131n\u0131 m\u00fcteahhide devretmeyi taahh\u00fct etti\u011fi; m\u00fcteahhidin ise bu arsa \u00fczerinde belirli ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri (\u00f6rne\u011fin daire veya i\u015fyeri) in\u015fa ederek, belirlenen k\u0131sm\u0131n\u0131 arsa sahibine teslim etmeyi \u00fcstlendi\u011fi bir s\u00f6zle\u015fme t\u00fcr\u00fcd\u00fcr. Yani \u00f6zetle: Bu s\u00f6zle\u015fmeler hem eser s\u00f6zle\u015fmesi (in\u015faat yap\u0131m\u0131n\u0131 kapsad\u0131\u011f\u0131 i\u00e7in) hem de ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi (ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin devrini i\u00e7erdi\u011fi i\u00e7in) niteli\u011findedir. Gaziantep\u2019te Kat Kar\u015f\u0131l\u0131\u011f\u0131 S\u00f6zle\u015fmelerin Yayg\u0131n Sorunlar\u0131 Gaziantep\u2019te uygulamada s\u0131kl\u0131kla \u015fu sorunlarla kar\u015f\u0131la\u015f\u0131lmaktad\u0131r: Sorun T\u00fcr\u00fc A\u00e7\u0131klama Hukuki Sonu\u00e7 S\u00f6zl\u00fc Anla\u015fmalar Taraflar yaz\u0131l\u0131 s\u00f6zle\u015fme yapmadan i\u015fe ba\u015flamaktad\u0131r. \u0130spat zorlu\u011fu, m\u00fcteahhit veya arsa sahibinin ma\u011fduriyeti. Ruhsats\u0131z \u0130n\u015faat M\u00fcteahhit gerekli izinleri almadan in\u015faata ba\u015flamaktad\u0131r. Yap\u0131n\u0131n y\u0131k\u0131lmas\u0131, cezai sorumluluk. Teslim Gecikmesi M\u00fcteahhit s\u00f6z verdi\u011fi tarihte daireleri teslim etmez. Tazminat, s\u00f6zle\u015fmenin feshi. Eksik veya Ay\u0131pl\u0131 \u0130\u015f \u0130n\u015faatta kullan\u0131lan malzemeler kalitesizdir veya eksik teslim yap\u0131l\u0131r. Onar\u0131m, indirim veya fesih hakk\u0131. Tapu Devri Sorunlar\u0131 Daireler zaman\u0131nda tapuda devredilmez. Tapu iptal ve tescil davas\u0131. Bu t\u00fcr hatalar, \u00f6zellikle yaz\u0131l\u0131 s\u00f6zle\u015fme yap\u0131lmad\u0131\u011f\u0131 veya s\u00f6zle\u015fme avukat taraf\u0131ndan haz\u0131rlanmad\u0131\u011f\u0131 durumlarda daha s\u0131k g\u00f6r\u00fclmektedir. Kat Kar\u015f\u0131l\u0131\u011f\u0131 S\u00f6zle\u015fmenin Ge\u00e7erli Olmas\u0131 \u0130\u00e7in \u015eartlar Bir kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ge\u00e7erli say\u0131labilmesi i\u00e7in \u015fu unsurlar\u0131n bulunmas\u0131 gerekir: 1&#8211;Noterde d\u00fczenleme \u015feklinde yap\u0131lmal\u0131d\u0131r. Bu t\u00fcr s\u00f6zle\u015fmelerin yaln\u0131zca imza alt\u0131na al\u0131nmas\u0131 yeterli de\u011fildir; noter huzurunda yap\u0131lmal\u0131d\u0131r. Aksi halde ge\u00e7ersiz say\u0131l\u0131r. 2-Taraflar\u0131n a\u00e7\u0131k kimlik bilgileri ve yetkileri belirtilmelidir. \u00d6zellikle arsa birden fazla ki\u015fiye aitse, t\u00fcm maliklerin onay\u0131 \u015fartt\u0131r. 3&#8211;Arsa ve in\u015faat detaylar\u0131 a\u00e7\u0131k\u00e7a belirtilmelidir. Hangi ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn kime ait olaca\u011f\u0131, projenin \u00f6zellikleri, teslim s\u00fcresi, ceza \u015fartlar\u0131 gibi maddeler a\u00e7\u0131k\u00e7a yaz\u0131lmal\u0131d\u0131r. 4-Belediye onayl\u0131 proje ve ruhsat eklenmelidir. S\u00f6zle\u015fmeye ek olarak projeler ve ruhsat belgeleri bulunmal\u0131d\u0131r. 5-Tapu devri veya \u00f6n sat\u0131\u015f \u015fartlar\u0131 a\u00e7\u0131k\u00e7a tan\u0131mlanmal\u0131d\u0131r. M\u00fcteahhit, daireleri satmak isterse hangi ko\u015fullarda sat\u0131\u015f yapabilece\u011fi s\u00f6zle\u015fmede belirtilmelidir. Taraflar\u0131n Hak ve Y\u00fck\u00fcml\u00fcl\u00fckleri a) Arsa Sahibinin Haklar\u0131 ve Y\u00fck\u00fcml\u00fcl\u00fckleri b) M\u00fcteahhidin Haklar\u0131 ve Y\u00fck\u00fcml\u00fcl\u00fckleri Gaziantep\u2019te Uygulamada G\u00f6r\u00fclen Tipik Hatalar Gaziantep\u2019te m\u00fcteahhitlik faaliyetlerinin h\u0131zla artmas\u0131yla birlikte baz\u0131 tipik hatalar yayg\u0131nla\u015fm\u0131\u015ft\u0131r: S\u00f6zle\u015fmelerin internetten kopyalanmas\u0131: Arsa sahipleri \u00e7o\u011fu zaman internetten buldu\u011fu genel \u015fablonlar\u0131 kullanmakta, bu da \u00f6zel duruma uygun olmayan h\u00fck\u00fcmler nedeniyle ileride uyu\u015fmazl\u0131k yaratmaktad\u0131r. S\u00fcresiz s\u00f6zle\u015fmeler: Teslim tarihi veya in\u015faat ba\u015flang\u0131\u00e7 tarihi belirtilmedi\u011finde, m\u00fcteahhit i\u015fi s\u00fcr\u00fcncemede b\u0131rakabilir. Teminat al\u0131nmamas\u0131: Arsa sahipleri \u00e7o\u011fu zaman m\u00fcteahhitten teminat almadan arsay\u0131 devretmektedir. Bu durum, m\u00fcteahhidin i\u015fi yar\u0131m b\u0131rakmas\u0131 h\u00e2linde ciddi zararlara yol a\u00e7ar. Tapuda pay devri erken yap\u0131lmas\u0131: M\u00fcteahhitin in\u015faata ba\u015flamadan arsa pay\u0131n\u0131 almas\u0131, arsa sahibini zay\u0131f konuma d\u00fc\u015f\u00fcr\u00fcr. Hukuki Korunma Yollar\u0131 a) Noter Onayl\u0131 S\u00f6zle\u015fme Yaln\u0131zca imzalanan de\u011fil, noter taraf\u0131ndan d\u00fczenlenen s\u00f6zle\u015fmeler hukuken ge\u00e7erlidir. Gaziantep Noterleri bu konuda olduk\u00e7a titiz davranmaktad\u0131r. b) Tapuya \u015eerh Verilmesi Kat kar\u015f\u0131l\u0131\u011f\u0131 s\u00f6zle\u015fmeler tapuya \u015ferh ettirilebilir. Bu sayede m\u00fcteahhidin arsay\u0131 \u00fc\u00e7\u00fcnc\u00fc ki\u015filere devretmesi veya ipotek ettirmesi engellenebilir. c) Teminat Senedi veya Banka Teminat Mektubu M\u00fcteahhit, arsa sahibine kar\u015f\u0131 taahh\u00fctlerini yerine getirmemesi durumuna kar\u015f\u0131 banka teminat mektubu sunabilir. Bu, arsa sahibinin en \u00f6nemli g\u00fcvencesidir. d) Gecikme Cezas\u0131 ve S\u00f6zle\u015fme Feshi S\u00f6zle\u015fmeye mutlaka \u201cteslim s\u00fcresi\u201d ve \u201cgecikme cezas\u0131\u201d maddesi konulmal\u0131d\u0131r. M\u00fcteahhit s\u00fcresinde teslim etmezse, belirli oranda g\u00fcnl\u00fck veya ayl\u0131k tazminat \u00f6demekle y\u00fck\u00fcml\u00fc olur. Dava S\u00fcreci ve Hukuki Yollar E\u011fer m\u00fcteahhit s\u00f6zle\u015fme \u015fartlar\u0131n\u0131 yerine getirmezse veya eksik\/ay\u0131pl\u0131 i\u015f teslim ederse, arsa sahibi a\u015fa\u011f\u0131daki davalar\u0131 a\u00e7abilir: Dava T\u00fcr\u00fc Kime Kar\u015f\u0131 A\u00e7\u0131l\u0131r Ama\u00e7 S\u00f6zle\u015fmenin Feshi Davas\u0131 M\u00fcteahhit S\u00f6zle\u015fmenin iptali ve arsay\u0131 geri almak Tapu \u0130ptali ve Tescil Davas\u0131 M\u00fcteahhit \/ 3. Ki\u015filer Tapuda yap\u0131lan haks\u0131z devirleri iptal ettirmek Tazminat Davas\u0131 M\u00fcteahhit U\u011fran\u0131lan maddi zararlar\u0131n kar\u015f\u0131lanmas\u0131 Eksik veya Ay\u0131pl\u0131 \u0130\u015f Davas\u0131 M\u00fcteahhit Eksiklerin giderilmesi veya indirim al\u0131nmas\u0131 Gaziantep\u2019te bu t\u00fcr davalara genellikle Asliye Hukuk Mahkemeleri bakmaktad\u0131r. Mahkemeler, bilirki\u015fi raporu ve s\u00f6zle\u015fme h\u00fck\u00fcmlerine g\u00f6re karar verir. Avukat Deste\u011finin \u00d6nemi Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri, s\u0131radan bir al\u0131m-sat\u0131m s\u00f6zle\u015fmesinden \u00e7ok daha karma\u015f\u0131k bir yap\u0131ya sahiptir. Gaziantep\u2019te bir\u00e7ok ki\u015fi, s\u00f6zle\u015fmeyi kendi haz\u0131rlay\u0131p notere g\u00f6t\u00fcrmekte veya m\u00fcteahhidin sundu\u011fu metni okumadan imzalamaktad\u0131r. Bu durum, arsa sahibinin ileride hak kayb\u0131na u\u011framas\u0131na neden olur. Bir in\u015faat hukuku avukat\u0131n\u0131n deste\u011fiyle: Unutmay\u0131n: Gaziantep gibi h\u0131zla b\u00fcy\u00fcyen bir \u015fehirde arsa, bir \u00f6m\u00fcrl\u00fck yat\u0131r\u0131md\u0131r; bu nedenle hukuki koruma al\u0131nmadan hareket etmek b\u00fcy\u00fck risk ta\u015f\u0131r. Gaziantep gayrimenkul avukat\u0131 ile haz\u0131rlad\u0131\u011f\u0131n\u0131z s\u00f6zle\u015fmeler \u00e7ok daha g\u00fcvenli olacakt\u0131r. Kat Kar\u015f\u0131l\u0131\u011f\u0131 S\u00f6zle\u015fme Haz\u0131rlarken Dikkat Edilmesi Gereken Maddeler Bir s\u00f6zle\u015fmede mutlaka bulunmas\u0131 gereken temel ba\u015fl\u0131klar \u015funlard\u0131r: KISACASI Gaziantep\u2019te kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri, do\u011fru haz\u0131rland\u0131\u011f\u0131nda her iki taraf i\u00e7in de kazan\u00e7l\u0131 bir yat\u0131r\u0131m modelidir. Ancak en ufak bir dikkatsizlik, \u00f6zellikle de s\u00f6zle\u015fmenin avukat deste\u011fi olmadan yap\u0131lmas\u0131, hem arsa sahibini hem m\u00fcteahhidi ma\u011fdur edebilir. Dolay\u0131s\u0131yla, bu t\u00fcr s\u00f6zle\u015fmelerde mutlaka hukuki dan\u0131\u015fmanl\u0131k al\u0131nmal\u0131, s\u00f6zle\u015fme detaylar\u0131 taraflar\u0131n \u00e7\u0131karlar\u0131n\u0131 koruyacak \u015fekilde d\u00fczenlenmelidir. Unutmay\u0131n; bir in\u015faat yap\u0131l\u0131r ama hukuki g\u00fcven bir kere y\u0131k\u0131l\u0131rsa yeniden in\u015fa edilmesi \u00e7ok zordur. S\u0131k Sorulan Sorular (SSS) 1. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi noterde yap\u0131lmazsa ge\u00e7erli olur mu? Hay\u0131r. Bu s\u00f6zle\u015fmelerin ge\u00e7erli olabilmesi i\u00e7in noterde d\u00fczenleme \u015feklinde yap\u0131lmas\u0131 gerekir. Aksi takdirde s\u00f6zle\u015fme ge\u00e7ersiz say\u0131l\u0131r. 2. M\u00fcteahhit daireleri zaman\u0131nda teslim etmezse ne olur? S\u00f6zle\u015fmede belirtilmi\u015fse, m\u00fcteahhit gecikme tazminat\u0131 \u00f6der. Teslim gecikmesi uzun s\u00fcrerse, arsa sahibi s\u00f6zle\u015fmeyi feshedebilir. 3. Arsa pay\u0131m\u0131 m\u00fcteahhite devrettim ama in\u015faat yap\u0131lmad\u0131. Ne yapabilirim? Bu durumda \u201ctapunun iptali ve tescil davas\u0131\u201d a\u00e7abilirsiniz. M\u00fcteahhidin y\u00fck\u00fcml\u00fcl\u00fcklerini yerine getirmemesi, fesih sebebidir. 4. M\u00fcteahhit i\u015fin bir k\u0131sm\u0131n\u0131 yapt\u0131, sonra b\u0131rakt\u0131. Ne olur? Arsa sahibi s\u00f6zle\u015fmeyi hakl\u0131 nedenle feshedebilir ve u\u011frad\u0131\u011f\u0131 zarar\u0131 tazminat olarak talep edebilir. 5. Gaziantep\u2019te bu t\u00fcr davalar ne kadar s\u00fcrer? Ortalama olarak 1,5 \u2013 3 y\u0131l aras\u0131 s\u00fcrmektedir. Ancak bilirki\u015fi incelemeleri ve tapu kay\u0131tlar\u0131 davay\u0131 uzatabilir.<\/p>\n","protected":false},"author":1,"featured_media":1160,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"postBodyCss":"","postBodyMargin":[],"postBodyPadding":[],"postBodyBackground":{"backgroundType":"classic","gradient":""},"footnotes":""},"categories":[46],"tags":[51],"class_list":["post-1126","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-gayrimenkul-hukuku","tag-gayrimenkul-avukati"],"_links":{"self":[{"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/posts\/1126","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/comments?post=1126"}],"version-history":[{"count":2,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/posts\/1126\/revisions"}],"predecessor-version":[{"id":1161,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/posts\/1126\/revisions\/1161"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/media\/1160"}],"wp:attachment":[{"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/media?parent=1126"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/categories?post=1126"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/tags?post=1126"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}