{"id":1136,"date":"2025-11-30T13:18:52","date_gmt":"2025-11-30T13:18:52","guid":{"rendered":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/?p=1136"},"modified":"2025-11-30T13:18:52","modified_gmt":"2025-11-30T13:18:52","slug":"hisseli-tapuda-satis-yaparken-ortaklardan-onay-almak-zorunlu-mu","status":"publish","type":"post","link":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/hisseli-tapuda-satis-yaparken-ortaklardan-onay-almak-zorunlu-mu\/","title":{"rendered":"Hisseli Tapuda Sat\u0131\u015f Yaparken Ortaklardan Onay Almak Zorunlu mu?"},"content":{"rendered":"\n<p>Hisseli tapu, bir ta\u015f\u0131nmaz\u0131n birden fazla ki\u015fiye belirli pay oranlar\u0131yla ait oldu\u011fu m\u00fclkiyet t\u00fcr\u00fcd\u00fcr. T\u00fcrkiye\u2019de \u00f6zellikle miras kalan ta\u015f\u0131nmazlarda ve aile bireylerinin ortak sat\u0131n ald\u0131\u011f\u0131 gayrimenkullerde s\u0131k\u00e7a kar\u015f\u0131m\u0131za \u00e7\u0131kar. <\/p>\n\n\n\n<p>Hisseli bir ta\u015f\u0131nmaz\u0131n sat\u0131\u015f\u0131 s\u00f6z konusu oldu\u011funda ise ak\u0131llara gelen ilk soru \u015fudur: \u201cOrtaklardan izin almak zorunlu mu?\u201d Bu konu, T\u00fcrk Medeni Kanunu ve Tapu Kanunu \u00e7er\u00e7evesinde detayl\u0131 \u015fekilde d\u00fczenlenmi\u015ftir. <\/p>\n\n\n\n<p>Ancak uygulamada, vatanda\u015flar\u0131n b\u00fcy\u00fck \u00e7o\u011funlu\u011fu hisseli tapu sat\u0131\u015f\u0131nda haklar\u0131n\u0131, zorunluluklar\u0131n\u0131 ve dikkat etmeleri gereken hukuki noktalar\u0131 tam olarak bilmemektedir. <\/p>\n\n\n\n<p>Bu eksik bilgi de \u00e7o\u011fu zaman ihtilaflara, tapu iptal davalar\u0131na veya ortaklar aras\u0131ndaki anla\u015fmazl\u0131klar\u0131n b\u00fcy\u00fcmesine sebep olur. <\/p>\n\n\n\n<p>Hisseli tapu sat\u0131\u015f s\u00fcrecini t\u00fcm y\u00f6nleriyle ele al\u0131yor; ortaklar\u0131n rol\u00fcn\u00fc, sat\u0131\u015f\u0131n nas\u0131l yap\u0131laca\u011f\u0131n\u0131, izlenecek ad\u0131mlar\u0131, dikkat edilmesi gereken riskleri ve uygulamadaki sorunlu noktalar\u0131 ayr\u0131nt\u0131l\u0131 \u015fekilde a\u00e7\u0131kl\u0131yorum.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hisseli Tapu Nedir? <\/h2>\n\n\n\n<p>Hisseli tapu, bir ta\u015f\u0131nmaz\u0131n payl\u0131 m\u00fclkiyet (m\u00fc\u015fterek m\u00fclkiyet) \u015feklinde birden fazla ki\u015fiye ait oldu\u011funu g\u00f6sterir. Tapu \u00fczerinde her bir ki\u015finin pay oran\u0131 bellidir; \u00f6rne\u011fin: <\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>1\/2 \u2013 1\/2 <\/li>\n\n\n\n<li>1\/3 \u2013 1\/3 \u2013 1\/3 <\/li>\n\n\n\n<li>5\/24 \u2013 6\/24 \u2013 13\/24 gibi <\/li>\n<\/ul>\n\n\n\n<p>Her payda\u015f kendi pay\u0131 \u00fczerinde malik s\u0131fat\u0131na sahiptir. Ancak unutmamak gerekir ki: Ta\u015f\u0131nmaz\u0131n tamam\u0131 \u00fczerinde ortak m\u00fclkiyet vard\u0131r; payda\u015flar sadece kendi pay\u0131 \u00fczerinde tek ba\u015flar\u0131na tasarruf edebilir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hisseli Tapuda Pay Sat\u0131\u015f\u0131 \u0130\u00e7in Ortaklardan Onay Almak Zorunlu mudur? <\/h2>\n\n\n\n<p>Bu sorunun cevab\u0131 sat\u0131\u015f\u0131n niteli\u011fine g\u00f6re de\u011fi\u015fmektedir. <\/p>\n\n\n\n<p><strong>A) Kendi Pay\u0131n\u0131 Satmak \u0130steyen Payda\u015f \u0130\u00e7in Onay ZORUNLU DE\u011e\u0130LD\u0130R <\/strong><\/p>\n\n\n\n<p>T\u00fcrk Medeni Kanunu m. 688 ve devam\u0131 h\u00fck\u00fcmlerine g\u00f6re: Her payda\u015f, kendi pay\u0131n\u0131 \u00fc\u00e7\u00fcnc\u00fc bir ki\u015fiye satabilir, devredebilir ve bunun i\u00e7in di\u011fer ortaklardan izin almak zorunda de\u011fildir. Bu en temel kurald\u0131r. <\/p>\n\n\n\n<p>Yani hisseli tapuda: <\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Ortaklardan birinin kendi pay\u0131n\u0131 satmak istemesi <\/li>\n\n\n\n<li>Pay\u0131n\u0131 yabanc\u0131 birine devretmesi <\/li>\n\n\n\n<li>Paylar\u0131n\u0131 art\u0131rmak isteyen bir ba\u015fka orta\u011fa satmas\u0131 <\/li>\n<\/ul>\n\n\n\n<p>i\u00e7in di\u011fer ortaklardan yaz\u0131l\u0131 ya da s\u00f6zl\u00fc izin alma zorunlulu\u011fu yoktur. <\/p>\n\n\n\n<p><strong>B) Ancak \u201c\u00d6nal\u0131m (\u015eufa) Hakk\u0131\u201d Devreye Girer <\/strong><\/p>\n\n\n\n<p>Her ne kadar ortaklardan izin almak zorunlu de\u011filse de, ta\u015f\u0131nmaz hissesi sat\u0131ld\u0131ktan sonra di\u011fer payda\u015flar\u0131n \u00f6nal\u0131m hakk\u0131 devreye girer. <\/p>\n\n\n\n<p>Yani di\u011fer ortaklar, sat\u0131n alan ki\u015finin yerine ge\u00e7erek ayn\u0131 \u015fartlarla pay\u0131 sat\u0131n alma hakk\u0131na sahiptir. Bu noktada bir\u00e7ok ki\u015fi \u015funu kar\u0131\u015ft\u0131rmaktad\u0131r: \u00d6nal\u0131m hakk\u0131 izin alma zorunlulu\u011fu de\u011fildir; sat\u0131\u015f sonras\u0131 devreye giren bir hakt\u0131r.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">\u00d6nal\u0131m (\u015eufa) Hakk\u0131 Nedir ve Nas\u0131l Kullan\u0131l\u0131r? <\/h2>\n\n\n\n<p>\u00d6nal\u0131m hakk\u0131, hissedarlar\u0131n ta\u015f\u0131nmaz\u0131n ba\u015fka bir ki\u015fiye sat\u0131\u015f\u0131n\u0131 engellemek de\u011fil, sat\u0131\u015f sonras\u0131 al\u0131c\u0131 yerine ge\u00e7me hakk\u0131d\u0131r. <\/p>\n\n\n\n<p>Bu hakk\u0131n temel amac\u0131: <\/p>\n\n\n\n<p>Ta\u015f\u0131nmaz\u0131n yabanc\u0131 ki\u015filere par\u00e7al\u0131 \u015fekilde ge\u00e7mesini engellemek ve mevcut ortaklar\u0131n \u00f6nceli\u011fini korumakt\u0131r. <\/p>\n\n\n\n<p><strong>\u00d6nal\u0131m Hakk\u0131n\u0131n \u015eartlar\u0131 <\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Ta\u015f\u0131nmaz hisseli tapu olmal\u0131d\u0131r.<\/li>\n\n\n\n<li>Sat\u0131\u015f, fiili sat\u0131\u015f (resm\u00ee \u015fekilde tapuda yap\u0131lan sat\u0131\u015f) olmal\u0131d\u0131r. <\/li>\n\n\n\n<li>Ortaklardan biri pay\u0131n\u0131 \u00fc\u00e7\u00fcnc\u00fc ki\u015fiye satmal\u0131d\u0131r. <\/li>\n\n\n\n<li>Di\u011fer ortaklara sat\u0131\u015f\u0131n noter arac\u0131l\u0131\u011f\u0131yla bildirilmesi gerekir. <\/li>\n\n\n\n<li>Bildirimden itibaren 3 ay i\u00e7inde dava a\u00e7\u0131lmal\u0131d\u0131r. <\/li>\n\n\n\n<li>Her durumda sat\u0131\u015f tarihinden itibaren 2 y\u0131l ge\u00e7ince hak d\u00fc\u015fer.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Hisseli Tapuda Pay Sat\u0131\u015f\u0131 Nas\u0131l Yap\u0131l\u0131r? <\/h2>\n\n\n\n<p>A\u015fa\u011f\u0131daki ad\u0131mlar izlenir: <\/p>\n\n\n\n<p><strong>1. Tapu randevusu al\u0131n\u0131r <\/strong><\/p>\n\n\n\n<p>e-Devlet veya Alo 181 \u00fczerinden randevu olu\u015fturulur. <\/p>\n\n\n\n<p><strong>2. Gerekli belgeler haz\u0131rlan\u0131r <\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Kimlik <\/li>\n\n\n\n<li>Ta\u015f\u0131nmaz bilgisi <\/li>\n\n\n\n<li>Sat\u0131\u015f bedeli <\/li>\n\n\n\n<li>Har\u00e7 ve d\u00f6ner sermaye makbuzlar\u0131 <\/li>\n<\/ul>\n\n\n\n<p><strong>3. Tapu m\u00fcd\u00fcrl\u00fc\u011f\u00fcnde sat\u0131\u015f yap\u0131l\u0131r <\/strong><\/p>\n\n\n\n<p>Her payda\u015f kendi pay\u0131n\u0131 do\u011frudan satabilir. Ortaklar\u0131n imzas\u0131 gerekmez. <\/p>\n\n\n\n<p><strong>4. Di\u011fer ortaklara sat\u0131\u015f\u0131n bildirimi yap\u0131l\u0131r <\/strong><\/p>\n\n\n\n<p>Bu bildirim noter \u00fczerinden yap\u0131lmal\u0131d\u0131r. Noter bildirimi yoksa ortaklar\u0131n \u00f6nal\u0131m hakk\u0131 s\u00fcresi i\u015flemeye ba\u015flamaz.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hisseli Tapuda Ortaklardan Onay Gereken Durumlar <\/h2>\n\n\n\n<p>Her durumda izin gerekmez demi\u015ftik. Ancak baz\u0131 durumlarda onay mecburidir. <\/p>\n\n\n\n<p><strong>1. Ta\u015f\u0131nmaz\u0131n B\u00fct\u00fcn\u00fc Sat\u0131l\u0131yorsa <\/strong><\/p>\n\n\n\n<p>T\u00fcm ta\u015f\u0131nmaz sat\u0131lacaksa t\u00fcm ortaklar\u0131n onay\u0131 ve imzas\u0131 zorunludur. \u00c7\u00fcnk\u00fc her ortak sadece kendi pay\u0131ndan sorumludur; kimse di\u011ferinin pay\u0131 \u00fczerinde tasarruf edemez. <\/p>\n\n\n\n<p><strong>2. Payda\u015flar aras\u0131nda \u201celbirli\u011fi m\u00fclkiyeti\u201d varsa <\/strong><\/p>\n\n\n\n<p>Miras kalan bir ta\u015f\u0131nmaz hen\u00fcz taksim edilmemi\u015f ise, paylar belirli de\u011fildir. Bu durumda tek ba\u015f\u0131na sat\u0131\u015f yap\u0131lamaz. <\/p>\n\n\n\n<p><strong>3. Sat\u0131\u015f de\u011ferinin ortak karar gerektirdi\u011fi durumlar <\/strong><\/p>\n\n\n\n<p>Baz\u0131 aile i\u00e7i s\u00f6zle\u015fmeler veya kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri gibi durumlarda ortak karar aranabilir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hisseli Tapu Sat\u0131\u015f\u0131nda Dikkat Edilmesi Gereken Riskler <\/h2>\n\n\n\n<p>Hisseli tapu sat\u0131\u015f\u0131, normal bir tapu sat\u0131\u015f\u0131na g\u00f6re daha risklidir. A\u015fa\u011f\u0131daki riskler dikkate al\u0131nmal\u0131d\u0131r. <\/p>\n\n\n\n<p><strong>A) \u00d6nal\u0131m (\u015eufa) Davas\u0131 <\/strong><\/p>\n\n\n\n<p>Riski Sat\u0131\u015f\u0131 yaparken ortaklardan izin al\u0131nmasa da, di\u011fer ortaklar \u015fufa davas\u0131 a\u00e7arak pay\u0131 geri alabilir. Bu nedenle al\u0131c\u0131 i\u00e7in risklidir. <\/p>\n\n\n\n<p><strong>B) Fiili Kullan\u0131m \u00c7at\u0131\u015fmas\u0131 <\/strong><\/p>\n\n\n\n<p>Her ortak pay\u0131n\u0131 devredebilir ancak ta\u015f\u0131nmaz\u0131n kullan\u0131m\u0131 \u00fczerinde anla\u015fmazl\u0131k \u00e7\u0131kabilir. <\/p>\n\n\n\n<p><strong>C) Hisse B\u00f6l\u00fcnemezli\u011fi <\/strong><\/p>\n\n\n\n<p>Baz\u0131 ta\u015f\u0131nmazlarda hisselerin b\u00f6l\u00fcnmesi imk\u00e2ns\u0131z olabilir (tarla, ba\u011f, arsa vb.). Bu da al\u0131c\u0131 a\u00e7\u0131s\u0131ndan fiilen kullan\u0131lamayan bir ta\u015f\u0131nmaz anlam\u0131na gelir. <\/p>\n\n\n\n<p><strong>D) Ortaklarla Uyu\u015fmazl\u0131k <\/strong><\/p>\n\n\n\n<p>Ta\u015f\u0131nmaz\u0131n kullan\u0131m \u015fekli, gelir payla\u015f\u0131m\u0131, kiraya verme gibi konularda yeni al\u0131c\u0131 ile eski ortaklar aras\u0131nda uyu\u015fmazl\u0131k ya\u015fanabilir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hisseli Tapuda Sat\u0131\u015f S\u00fcreci ve Hukuki Durum Tablosu<\/h2>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Durum<\/th><th>Ortak Onay\u0131 Gerekli mi?<\/th><th>A\u00e7\u0131klama<\/th><\/tr><\/thead><tbody><tr><td>Payda\u015f kendi pay\u0131n\u0131 \u00fc\u00e7\u00fcnc\u00fc ki\u015fiye sat\u0131yorsa<\/td><td>Hay\u0131r<\/td><td>Her payda\u015f kendi pay\u0131n\u0131 satabilir.<\/td><\/tr><tr><td>Ta\u015f\u0131nmaz\u0131n tamam\u0131 sat\u0131lacaksa<\/td><td>Evet<\/td><td>T\u00fcm ortaklar\u0131n imzas\u0131 \u015fartt\u0131r.<\/td><\/tr><tr><td>Miras kalm\u0131\u015f ve hen\u00fcz payla\u015f\u0131lmam\u0131\u015f ta\u015f\u0131nmaz (elbirli\u011fi m\u00fclkiyeti)<\/td><td>Evet<\/td><td>Ki\u015fisel pay belirli olmad\u0131\u011f\u0131ndan tek ba\u015f\u0131na sat\u0131\u015f m\u00fcmk\u00fcn de\u011fildir.<\/td><\/tr><tr><td>Payda\u015f kendi pay\u0131n\u0131 di\u011fer orta\u011fa satacaksa<\/td><td>Hay\u0131r<\/td><td>Bu durumda da di\u011fer ortaklardan izin gerekmez.<\/td><\/tr><tr><td>Sat\u0131\u015f sonras\u0131 di\u011fer ortaklar\u0131n \u00f6nal\u0131m hakk\u0131<\/td><td>Sat\u0131\u015fa engel de\u011fildir<\/td><td>Onay de\u011fil, sat\u0131\u015f sonras\u0131 devreye giren bir hakt\u0131r.<\/td><\/tr><tr><td>Pay\u0131n ba\u011f\u0131\u015f veya takas yoluyla devri<\/td><td>Hay\u0131r<\/td><td>Sat\u0131\u015f olmad\u0131\u011f\u0131 i\u00e7in \u00f6nal\u0131m hakk\u0131 do\u011fmaz.<\/td><\/tr><tr><td>Ortaklar aras\u0131nda \u00f6zel s\u00f6zle\u015fme varsa<\/td><td>S\u00f6zle\u015fmeye ba\u011fl\u0131<\/td><td>Baz\u0131 s\u00f6zle\u015fmeler onay \u015fart\u0131 getirebilir.<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\">\u00d6nal\u0131m Davas\u0131n\u0131 Engellemenin Yollar\u0131 <\/h2>\n\n\n\n<p>Sat\u0131\u015f yapan taraf, al\u0131c\u0131y\u0131 korumak i\u00e7in baz\u0131 hukuki y\u00f6ntemler kullanabilir: <\/p>\n\n\n\n<p><strong>1. Noterden ortaklara bildirim yapma <\/strong><\/p>\n\n\n\n<p>Sat\u0131\u015f bildirimi yap\u0131l\u0131r ve 3 ay beklenir. Bu s\u00fcrede kimse dava a\u00e7mazsa risk azal\u0131r. <\/p>\n\n\n\n<p><strong>2. Di\u011fer ortaklardan \u201c\u00f6nal\u0131m hakk\u0131ndan feragat\u201d almak <\/strong><\/p>\n\n\n\n<p>Noterden al\u0131nacak bu belge, en kesin \u00e7\u00f6z\u00fcmd\u00fcr. <\/p>\n\n\n\n<p><strong>3. Pay\u0131n \u201cba\u011f\u0131\u015f\u201d veya \u201ctakas\u201d yoluyla devri <\/strong><\/p>\n\n\n\n<p>\u00d6nal\u0131m hakk\u0131 sadece sat\u0131\u015fta do\u011far. Ba\u011f\u0131\u015fta do\u011fmaz. Ancak k\u00f6t\u00fc niyetli \u015fekilde yap\u0131l\u0131rsa mahkeme bunu sat\u0131\u015f olarak de\u011ferlendirebilir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Yarg\u0131tay Kararlar\u0131 ile Hisseli Tapu Sat\u0131\u015f\u0131 <\/h2>\n\n\n\n<p>Yarg\u0131tay\u2019\u0131n yerle\u015fik i\u00e7tihatlar\u0131na g\u00f6re: <\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Payda\u015f kendi pay\u0131n\u0131 satarken izin almak zorunda de\u011fildir. <\/li>\n\n\n\n<li>\u00dc\u00e7\u00fcnc\u00fc ki\u015fiye sat\u0131\u015f varsa di\u011fer ortaklar \u015fufa davas\u0131 a\u00e7abilir. <\/li>\n\n\n\n<li>Sat\u0131\u015f\u0131 gizlemek i\u00e7in d\u00fc\u015f\u00fck bedel g\u00f6sterilmesi davada al\u0131c\u0131 aleyhine sonu\u00e7 do\u011furur. <\/li>\n\n\n\n<li>Noter bildirimi zorunludur, aksi h\u00e2lde s\u00fcre ba\u015flamaz. <\/li>\n<\/ul>\n\n\n\n<p>Dolay\u0131s\u0131yla Yarg\u0131tay, hissedarlar\u0131n \u00f6nal\u0131m hakk\u0131n\u0131 s\u0131k\u0131 \u015fekilde koruyan bir yakla\u015f\u0131m benimsemektedir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hisseli Tapuda Sat\u0131\u015f Yaparken \u0130zlenecek En Sa\u011fl\u0131kl\u0131 Yol <\/h2>\n\n\n\n<p>Avukat olarak \u00f6nerilerim \u015funlard\u0131r: <\/p>\n\n\n\n<p><strong>1. \u00d6ncelikle ortaklarla ileti\u015fime ge\u00e7in <\/strong><\/p>\n\n\n\n<p>Gerginlikleri azalt\u0131r, ihtilaflar\u0131 \u00f6nler. <\/p>\n\n\n\n<p><strong>2. Al\u0131c\u0131ya \u00f6nal\u0131m riskini mutlaka anlat\u0131n <\/strong><\/p>\n\n\n\n<p>Tapu devri sonras\u0131 3 ay \u2013 2 y\u0131l aras\u0131nda dava a\u00e7\u0131labilir. <\/p>\n\n\n\n<p><strong>3. Sat\u0131\u015f bedelini mutlaka ger\u00e7ek bedel olarak g\u00f6sterin <\/strong><\/p>\n\n\n\n<p>Dava a\u00e7\u0131lmas\u0131 h\u00e2linde mahkeme ger\u00e7ek bedeli dikkate al\u0131r. <\/p>\n\n\n\n<p><strong>4. Noter arac\u0131l\u0131\u011f\u0131yla tebligat yap\u0131n <\/strong><\/p>\n\n\n\n<p>Bu, en \u00f6nemli ad\u0131md\u0131r. <\/p>\n\n\n\n<p><strong>5. M\u00fcmk\u00fcnse ortaklardan \u00f6nal\u0131m hakk\u0131 feragati al\u0131n <\/strong><\/p>\n\n\n\n<p>Bu belge, ileride \u00e7\u0131kabilecek sorunlar\u0131 s\u0131f\u0131ra indirir.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hisseli Tapuda Sat\u0131\u015f Yaparken Ortaklardan Onay Almak Zorunlu mu? <\/h2>\n\n\n\n<p>Hay\u0131r, kendi pay\u0131n\u0131 satmak isteyen bir hissedar\u0131n di\u011fer ortaklardan onay alma zorunlulu\u011fu yoktur. Ancak sat\u0131\u015f sonras\u0131 di\u011fer ortaklar\u0131n \u00f6nal\u0131m (\u015fufa) davas\u0131 a\u00e7ma hakk\u0131 vard\u0131r. <\/p>\n\n\n\n<p>E\u011fer ta\u015f\u0131nmaz\u0131n tamam\u0131 sat\u0131lacaksa veya ta\u015f\u0131nmaz elbirli\u011fi m\u00fclkiyetiyse onay zorunludur. Hisseli tapularda sat\u0131\u015f yapmak, normal sat\u0131\u015f i\u015flemlerine g\u00f6re daha fazla hukuki risk i\u00e7erir. <\/p>\n\n\n\n<p>Bu nedenle, sat\u0131\u015f \u00f6ncesi ve sonras\u0131 s\u00fcre\u00e7lerin dikkatle y\u00f6netilmesi, tebligatlar\u0131n do\u011fru yap\u0131lmas\u0131 ve m\u00fcmk\u00fcnse uzman bir <strong><a href=\"https:\/\/www.ibrahimkaya.av.tr\/gaziantep-gayrimenkul-avukati\/\">gayrimenkul avukat <\/a><\/strong>ile destek al\u0131nmas\u0131 b\u00fcy\u00fck \u00f6nem ta\u015f\u0131r<\/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>Hisseli tapu, bir ta\u015f\u0131nmaz\u0131n birden fazla ki\u015fiye belirli pay oranlar\u0131yla ait oldu\u011fu m\u00fclkiyet t\u00fcr\u00fcd\u00fcr. T\u00fcrkiye\u2019de \u00f6zellikle miras kalan ta\u015f\u0131nmazlarda ve aile bireylerinin ortak sat\u0131n ald\u0131\u011f\u0131 gayrimenkullerde s\u0131k\u00e7a kar\u015f\u0131m\u0131za \u00e7\u0131kar. Hisseli bir ta\u015f\u0131nmaz\u0131n sat\u0131\u015f\u0131 s\u00f6z konusu oldu\u011funda ise ak\u0131llara gelen ilk soru \u015fudur: \u201cOrtaklardan izin almak zorunlu mu?\u201d Bu konu, T\u00fcrk Medeni Kanunu ve Tapu Kanunu \u00e7er\u00e7evesinde detayl\u0131 \u015fekilde d\u00fczenlenmi\u015ftir. Ancak uygulamada, vatanda\u015flar\u0131n b\u00fcy\u00fck \u00e7o\u011funlu\u011fu hisseli tapu sat\u0131\u015f\u0131nda haklar\u0131n\u0131, zorunluluklar\u0131n\u0131 ve dikkat etmeleri gereken hukuki noktalar\u0131 tam olarak bilmemektedir. Bu eksik bilgi de \u00e7o\u011fu zaman ihtilaflara, tapu iptal davalar\u0131na veya ortaklar aras\u0131ndaki anla\u015fmazl\u0131klar\u0131n b\u00fcy\u00fcmesine sebep olur. Hisseli tapu sat\u0131\u015f s\u00fcrecini t\u00fcm y\u00f6nleriyle ele al\u0131yor; ortaklar\u0131n rol\u00fcn\u00fc, sat\u0131\u015f\u0131n nas\u0131l yap\u0131laca\u011f\u0131n\u0131, izlenecek ad\u0131mlar\u0131, dikkat edilmesi gereken riskleri ve uygulamadaki sorunlu noktalar\u0131 ayr\u0131nt\u0131l\u0131 \u015fekilde a\u00e7\u0131kl\u0131yorum. Hisseli Tapu Nedir? Hisseli tapu, bir ta\u015f\u0131nmaz\u0131n payl\u0131 m\u00fclkiyet (m\u00fc\u015fterek m\u00fclkiyet) \u015feklinde birden fazla ki\u015fiye ait oldu\u011funu g\u00f6sterir. Tapu \u00fczerinde her bir ki\u015finin pay oran\u0131 bellidir; \u00f6rne\u011fin: Her payda\u015f kendi pay\u0131 \u00fczerinde malik s\u0131fat\u0131na sahiptir. Ancak unutmamak gerekir ki: Ta\u015f\u0131nmaz\u0131n tamam\u0131 \u00fczerinde ortak m\u00fclkiyet vard\u0131r; payda\u015flar sadece kendi pay\u0131 \u00fczerinde tek ba\u015flar\u0131na tasarruf edebilir. Hisseli Tapuda Pay Sat\u0131\u015f\u0131 \u0130\u00e7in Ortaklardan Onay Almak Zorunlu mudur? Bu sorunun cevab\u0131 sat\u0131\u015f\u0131n niteli\u011fine g\u00f6re de\u011fi\u015fmektedir. A) Kendi Pay\u0131n\u0131 Satmak \u0130steyen Payda\u015f \u0130\u00e7in Onay ZORUNLU DE\u011e\u0130LD\u0130R T\u00fcrk Medeni Kanunu m. 688 ve devam\u0131 h\u00fck\u00fcmlerine g\u00f6re: Her payda\u015f, kendi pay\u0131n\u0131 \u00fc\u00e7\u00fcnc\u00fc bir ki\u015fiye satabilir, devredebilir ve bunun i\u00e7in di\u011fer ortaklardan izin almak zorunda de\u011fildir. Bu en temel kurald\u0131r. Yani hisseli tapuda: i\u00e7in di\u011fer ortaklardan yaz\u0131l\u0131 ya da s\u00f6zl\u00fc izin alma zorunlulu\u011fu yoktur. B) Ancak \u201c\u00d6nal\u0131m (\u015eufa) Hakk\u0131\u201d Devreye Girer Her ne kadar ortaklardan izin almak zorunlu de\u011filse de, ta\u015f\u0131nmaz hissesi sat\u0131ld\u0131ktan sonra di\u011fer payda\u015flar\u0131n \u00f6nal\u0131m hakk\u0131 devreye girer. Yani di\u011fer ortaklar, sat\u0131n alan ki\u015finin yerine ge\u00e7erek ayn\u0131 \u015fartlarla pay\u0131 sat\u0131n alma hakk\u0131na sahiptir. Bu noktada bir\u00e7ok ki\u015fi \u015funu kar\u0131\u015ft\u0131rmaktad\u0131r: \u00d6nal\u0131m hakk\u0131 izin alma zorunlulu\u011fu de\u011fildir; sat\u0131\u015f sonras\u0131 devreye giren bir hakt\u0131r. \u00d6nal\u0131m (\u015eufa) Hakk\u0131 Nedir ve Nas\u0131l Kullan\u0131l\u0131r? \u00d6nal\u0131m hakk\u0131, hissedarlar\u0131n ta\u015f\u0131nmaz\u0131n ba\u015fka bir ki\u015fiye sat\u0131\u015f\u0131n\u0131 engellemek de\u011fil, sat\u0131\u015f sonras\u0131 al\u0131c\u0131 yerine ge\u00e7me hakk\u0131d\u0131r. Bu hakk\u0131n temel amac\u0131: Ta\u015f\u0131nmaz\u0131n yabanc\u0131 ki\u015filere par\u00e7al\u0131 \u015fekilde ge\u00e7mesini engellemek ve mevcut ortaklar\u0131n \u00f6nceli\u011fini korumakt\u0131r. \u00d6nal\u0131m Hakk\u0131n\u0131n \u015eartlar\u0131 Hisseli Tapuda Pay Sat\u0131\u015f\u0131 Nas\u0131l Yap\u0131l\u0131r? A\u015fa\u011f\u0131daki ad\u0131mlar izlenir: 1. Tapu randevusu al\u0131n\u0131r e-Devlet veya Alo 181 \u00fczerinden randevu olu\u015fturulur. 2. Gerekli belgeler haz\u0131rlan\u0131r 3. Tapu m\u00fcd\u00fcrl\u00fc\u011f\u00fcnde sat\u0131\u015f yap\u0131l\u0131r Her payda\u015f kendi pay\u0131n\u0131 do\u011frudan satabilir. Ortaklar\u0131n imzas\u0131 gerekmez. 4. Di\u011fer ortaklara sat\u0131\u015f\u0131n bildirimi yap\u0131l\u0131r Bu bildirim noter \u00fczerinden yap\u0131lmal\u0131d\u0131r. Noter bildirimi yoksa ortaklar\u0131n \u00f6nal\u0131m hakk\u0131 s\u00fcresi i\u015flemeye ba\u015flamaz. Hisseli Tapuda Ortaklardan Onay Gereken Durumlar Her durumda izin gerekmez demi\u015ftik. Ancak baz\u0131 durumlarda onay mecburidir. 1. Ta\u015f\u0131nmaz\u0131n B\u00fct\u00fcn\u00fc Sat\u0131l\u0131yorsa T\u00fcm ta\u015f\u0131nmaz sat\u0131lacaksa t\u00fcm ortaklar\u0131n onay\u0131 ve imzas\u0131 zorunludur. \u00c7\u00fcnk\u00fc her ortak sadece kendi pay\u0131ndan sorumludur; kimse di\u011ferinin pay\u0131 \u00fczerinde tasarruf edemez. 2. Payda\u015flar aras\u0131nda \u201celbirli\u011fi m\u00fclkiyeti\u201d varsa Miras kalan bir ta\u015f\u0131nmaz hen\u00fcz taksim edilmemi\u015f ise, paylar belirli de\u011fildir. Bu durumda tek ba\u015f\u0131na sat\u0131\u015f yap\u0131lamaz. 3. Sat\u0131\u015f de\u011ferinin ortak karar gerektirdi\u011fi durumlar Baz\u0131 aile i\u00e7i s\u00f6zle\u015fmeler veya kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri gibi durumlarda ortak karar aranabilir. Hisseli Tapu Sat\u0131\u015f\u0131nda Dikkat Edilmesi Gereken Riskler Hisseli tapu sat\u0131\u015f\u0131, normal bir tapu sat\u0131\u015f\u0131na g\u00f6re daha risklidir. A\u015fa\u011f\u0131daki riskler dikkate al\u0131nmal\u0131d\u0131r. A) \u00d6nal\u0131m (\u015eufa) Davas\u0131 Riski Sat\u0131\u015f\u0131 yaparken ortaklardan izin al\u0131nmasa da, di\u011fer ortaklar \u015fufa davas\u0131 a\u00e7arak pay\u0131 geri alabilir. Bu nedenle al\u0131c\u0131 i\u00e7in risklidir. B) Fiili Kullan\u0131m \u00c7at\u0131\u015fmas\u0131 Her ortak pay\u0131n\u0131 devredebilir ancak ta\u015f\u0131nmaz\u0131n kullan\u0131m\u0131 \u00fczerinde anla\u015fmazl\u0131k \u00e7\u0131kabilir. C) Hisse B\u00f6l\u00fcnemezli\u011fi Baz\u0131 ta\u015f\u0131nmazlarda hisselerin b\u00f6l\u00fcnmesi imk\u00e2ns\u0131z olabilir (tarla, ba\u011f, arsa vb.). Bu da al\u0131c\u0131 a\u00e7\u0131s\u0131ndan fiilen kullan\u0131lamayan bir ta\u015f\u0131nmaz anlam\u0131na gelir. D) Ortaklarla Uyu\u015fmazl\u0131k Ta\u015f\u0131nmaz\u0131n kullan\u0131m \u015fekli, gelir payla\u015f\u0131m\u0131, kiraya verme gibi konularda yeni al\u0131c\u0131 ile eski ortaklar aras\u0131nda uyu\u015fmazl\u0131k ya\u015fanabilir. Hisseli Tapuda Sat\u0131\u015f S\u00fcreci ve Hukuki Durum Tablosu Durum Ortak Onay\u0131 Gerekli mi? A\u00e7\u0131klama Payda\u015f kendi pay\u0131n\u0131 \u00fc\u00e7\u00fcnc\u00fc ki\u015fiye sat\u0131yorsa Hay\u0131r Her payda\u015f kendi pay\u0131n\u0131 satabilir. Ta\u015f\u0131nmaz\u0131n tamam\u0131 sat\u0131lacaksa Evet T\u00fcm ortaklar\u0131n imzas\u0131 \u015fartt\u0131r. Miras kalm\u0131\u015f ve hen\u00fcz payla\u015f\u0131lmam\u0131\u015f ta\u015f\u0131nmaz (elbirli\u011fi m\u00fclkiyeti) Evet Ki\u015fisel pay belirli olmad\u0131\u011f\u0131ndan tek ba\u015f\u0131na sat\u0131\u015f m\u00fcmk\u00fcn de\u011fildir. Payda\u015f kendi pay\u0131n\u0131 di\u011fer orta\u011fa satacaksa Hay\u0131r Bu durumda da di\u011fer ortaklardan izin gerekmez. Sat\u0131\u015f sonras\u0131 di\u011fer ortaklar\u0131n \u00f6nal\u0131m hakk\u0131 Sat\u0131\u015fa engel de\u011fildir Onay de\u011fil, sat\u0131\u015f sonras\u0131 devreye giren bir hakt\u0131r. Pay\u0131n ba\u011f\u0131\u015f veya takas yoluyla devri Hay\u0131r Sat\u0131\u015f olmad\u0131\u011f\u0131 i\u00e7in \u00f6nal\u0131m hakk\u0131 do\u011fmaz. Ortaklar aras\u0131nda \u00f6zel s\u00f6zle\u015fme varsa S\u00f6zle\u015fmeye ba\u011fl\u0131 Baz\u0131 s\u00f6zle\u015fmeler onay \u015fart\u0131 getirebilir. \u00d6nal\u0131m Davas\u0131n\u0131 Engellemenin Yollar\u0131 Sat\u0131\u015f yapan taraf, al\u0131c\u0131y\u0131 korumak i\u00e7in baz\u0131 hukuki y\u00f6ntemler kullanabilir: 1. Noterden ortaklara bildirim yapma Sat\u0131\u015f bildirimi yap\u0131l\u0131r ve 3 ay beklenir. Bu s\u00fcrede kimse dava a\u00e7mazsa risk azal\u0131r. 2. Di\u011fer ortaklardan \u201c\u00f6nal\u0131m hakk\u0131ndan feragat\u201d almak Noterden al\u0131nacak bu belge, en kesin \u00e7\u00f6z\u00fcmd\u00fcr. 3. Pay\u0131n \u201cba\u011f\u0131\u015f\u201d veya \u201ctakas\u201d yoluyla devri \u00d6nal\u0131m hakk\u0131 sadece sat\u0131\u015fta do\u011far. Ba\u011f\u0131\u015fta do\u011fmaz. Ancak k\u00f6t\u00fc niyetli \u015fekilde yap\u0131l\u0131rsa mahkeme bunu sat\u0131\u015f olarak de\u011ferlendirebilir. Yarg\u0131tay Kararlar\u0131 ile Hisseli Tapu Sat\u0131\u015f\u0131 Yarg\u0131tay\u2019\u0131n yerle\u015fik i\u00e7tihatlar\u0131na g\u00f6re: Dolay\u0131s\u0131yla Yarg\u0131tay, hissedarlar\u0131n \u00f6nal\u0131m hakk\u0131n\u0131 s\u0131k\u0131 \u015fekilde koruyan bir yakla\u015f\u0131m benimsemektedir. Hisseli Tapuda Sat\u0131\u015f Yaparken \u0130zlenecek En Sa\u011fl\u0131kl\u0131 Yol Avukat olarak \u00f6nerilerim \u015funlard\u0131r: 1. \u00d6ncelikle ortaklarla ileti\u015fime ge\u00e7in Gerginlikleri azalt\u0131r, ihtilaflar\u0131 \u00f6nler. 2. Al\u0131c\u0131ya \u00f6nal\u0131m riskini mutlaka anlat\u0131n Tapu devri sonras\u0131 3 ay \u2013 2 y\u0131l aras\u0131nda dava a\u00e7\u0131labilir. 3. Sat\u0131\u015f bedelini mutlaka ger\u00e7ek bedel olarak g\u00f6sterin Dava a\u00e7\u0131lmas\u0131 h\u00e2linde mahkeme ger\u00e7ek bedeli dikkate al\u0131r. 4. Noter arac\u0131l\u0131\u011f\u0131yla tebligat yap\u0131n Bu, en \u00f6nemli ad\u0131md\u0131r. 5. M\u00fcmk\u00fcnse ortaklardan \u00f6nal\u0131m hakk\u0131 feragati al\u0131n Bu belge, ileride \u00e7\u0131kabilecek sorunlar\u0131 s\u0131f\u0131ra indirir. Hisseli Tapuda Sat\u0131\u015f Yaparken Ortaklardan Onay Almak Zorunlu mu? Hay\u0131r, kendi pay\u0131n\u0131 satmak isteyen bir hissedar\u0131n di\u011fer ortaklardan onay alma zorunlulu\u011fu yoktur. Ancak sat\u0131\u015f sonras\u0131 di\u011fer ortaklar\u0131n \u00f6nal\u0131m (\u015fufa) davas\u0131 a\u00e7ma hakk\u0131 vard\u0131r. E\u011fer ta\u015f\u0131nmaz\u0131n tamam\u0131 sat\u0131lacaksa veya ta\u015f\u0131nmaz elbirli\u011fi m\u00fclkiyetiyse onay zorunludur. Hisseli tapularda sat\u0131\u015f yapmak, normal sat\u0131\u015f i\u015flemlerine g\u00f6re daha fazla hukuki risk i\u00e7erir. Bu nedenle, sat\u0131\u015f \u00f6ncesi ve sonras\u0131 s\u00fcre\u00e7lerin dikkatle y\u00f6netilmesi, tebligatlar\u0131n do\u011fru yap\u0131lmas\u0131 ve m\u00fcmk\u00fcnse uzman bir gayrimenkul avukat ile destek al\u0131nmas\u0131 b\u00fcy\u00fck \u00f6nem ta\u015f\u0131r<\/p>\n","protected":false},"author":1,"featured_media":1186,"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-1136","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\/1136","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=1136"}],"version-history":[{"count":3,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/posts\/1136\/revisions"}],"predecessor-version":[{"id":1191,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/posts\/1136\/revisions\/1191"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/media\/1186"}],"wp:attachment":[{"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/media?parent=1136"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/categories?post=1136"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.ibrahimkaya.av.tr\/makaleler\/wp-json\/wp\/v2\/tags?post=1136"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}