{"id":3336,"date":"2020-03-29T12:03:34","date_gmt":"2020-03-29T09:03:34","guid":{"rendered":"https:\/\/senellaw.com\/?p=3336"},"modified":"2020-03-29T14:21:18","modified_gmt":"2020-03-29T11:21:18","slug":"tasinmaz-satis-sozlesmesi-ve-uygulamadaki-bazi-sorunlar-hakkinda-bilgi-notu","status":"publish","type":"post","link":"https:\/\/senellaw.com\/tasinmaz-satis-sozlesmesi-ve-uygulamadaki-bazi-sorunlar-hakkinda-bilgi-notu\/","title":{"rendered":"TA\u015eINMAZ SATI\u015e S\u00d6ZLE\u015eMES\u0130 VE UYGULAMADAK\u0130 BAZI SORUNLAR HAKKINDA B\u0130LG\u0130 NOTU"},"content":{"rendered":"\n

Av. \u00c7i\u011fdem \u00c7avu\u015fo\u011flu \"\"\"\"
Av. Simge Hazal Poyraz<\/p>\n\n\n\n

\u00d6Z<\/p>\n\n\n\n

Ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi uygulamada \u00e7ok s\u0131k ba\u015fvurulan bir s\u00f6zle\u015fmedir. Uygulamada s\u0131kl\u0131kla ta\u015f\u0131nmaz sahibi olmak isteyen kimselerin ba\u015fvurmu\u015f oldu\u011fu y\u00f6ntemlerden biri de ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi ile ta\u015f\u0131nmaz sahibi olmakt\u0131r. Taraflar baz\u0131 durumlarda ta\u015f\u0131nmaz sat\u0131\u015f\u0131n\u0131 o an \u015fartlar ger\u00e7ekle\u015fmedi\u011fi i\u00e7in yapmak istemeyebilirler. \u00d6n \u00f6demeli konut sat\u0131\u015flar\u0131nda taraflar aralar\u0131nda ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi yaparlar. Ancak ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmelerinin uygulanmas\u0131nda baz\u0131 problemler ya\u015fanmakta olup s\u00f6zle\u015fmenin bir taraf\u0131n\u0131n edimini yerine getirmekten imtina etmesi sebebiyle di\u011fer taraf genellikle tescile zorlama davas\u0131 yolu ile m\u00fclkiyet hakk\u0131 kazanmaktad\u0131r. \u00d6zellikle son y\u0131larda in\u015faat sekt\u00f6r\u00fcnde ortaya \u00e7\u0131kan ekonomik kriz ile beraber ta\u015f\u0131nmaz sat\u0131\u015f s\u00f6zle\u015fmelerinde s\u0131kl\u0131kla taraflardan biri y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc yerine getirirken di\u011fer taraf\u0131n i\u015fbu s\u00f6zle\u015fmeden kaynaklanan y\u00fck\u00fcml\u00fcl\u00fcklerini ya\u015fanan ekonomik kriz veya ba\u015fkaca herhangi bir nedenle yerine getirmemesi sebepleriyle dava yoluna ba\u015fvurulmas\u0131 daha da artm\u0131\u015f ve g\u00fcn\u00fcm\u00fczde  bu konuda olduk\u00e7a fazla say\u0131da yarg\u0131lama y\u00fcr\u00fct\u00fclmeye ba\u015flam\u0131\u015ft\u0131r. Ele al\u0131nan bu \u00e7al\u0131\u015fma ile \u00f6ncelikle ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi genel hatlar\u0131 ile incelenecek ve uygulamada ya\u015fanan s\u0131k\u0131nt\u0131lar hakk\u0131nda a\u00e7\u0131klamalarda bulunulacakt\u0131r.<\/p>\n\n\n\n

G\u0130R\u0130\u015e<\/strong><\/p>\n\n\n\n

Ta\u015f\u0131nmaz sat\u0131\u015f vaadi, ta\u015f\u0131nmaz\u0131n\nileride belirli \u015fartlarla sat\u0131lmas\u0131 borcunu i\u00e7eren bir \u00f6n s\u00f6zle\u015fmedir. Doktrindeki
\nh\u00e2kim g\u00f6r\u00fc\u015f, sat\u0131\u015f vaadini bir \u00f6n s\u00f6zle\u015fme olarak\ng\u00f6rmekte, bunun bir
\nsat\u0131\u015f s\u00f6zle\u015fmesi olmad\u0131\u011f\u0131n\u0131 kabul etmektedir. Taraflar\nd\u00fczenledikleri \u00f6n s\u00f6zle\u015fme ile ana s\u00f6zle\u015fmenin akdedilmesini h\u00fck\u00fcm alt\u0131na almak\nistemektedirler. Bu s\u00f6zle\u015fme
\nile esas sat\u0131\u015f s\u00f6zle\u015fmesini yapma borcu y\u00fcklenilmi\u015f olmaktad\u0131r. Ta\u015f\u0131nmaz maliki, sat\u0131\u015f vaadinden do\u011fan borcunu yerine\ngetirmek isterse tapu m\u00fcd\u00fcr\u00fc taraf\u0131ndan d\u00fczenlenecek resmi senetle sat\u0131\u015f\ns\u00f6zle\u015fmesi yap\u0131lacak ve tescil konusundaki h\u00fck\u00fcmlere uyularak ta\u015f\u0131nmaz\u0131n\nm\u00fclkiyeti al\u0131c\u0131 ad\u0131na tescil edilecektir. E\u011fer ta\u015f\u0131nmaz maliki sat\u0131\u015f s\u00f6zle\u015fmesi\nyapmaktan ka\u00e7\u0131n\u0131rsa al\u0131c\u0131n\u0131n a\u00e7aca\u011f\u0131 davan\u0131n ve mahkemece verilecek h\u00fckm\u00fcn\nkonusu ve niteli\u011fi tart\u0131\u015fmal\u0131d\u0131r. \u00d6\u011fretide yap\u0131lan\ntart\u0131\u015fmalar \u00e7al\u0131\u015fman\u0131n kapsam\u0131n\u0131 a\u015faca\u011f\u0131ndan s\u00f6z konusu tart\u0131\u015fmalara de\u011finilmeyecektir<\/p>\n\n\n\n

1.TA\u015eINMAZ\nSATI\u015e VAAD\u0130 S\u00d6ZLE\u015eMELER\u0130N\u0130N \u015eEKL\u0130<\/strong><\/p>\n\n\n\n

Ta\u015f\u0131nmaz\nsat\u0131\u015f vaadi, bir tarafa veya iki tarafa bir ta\u015f\u0131nmaz\u0131n sat\u0131\u015f s\u00f6zle\u015fmesinin\nyap\u0131lmas\u0131n\u0131 talep hakk\u0131 sa\u011flayan bir s\u00f6zle\u015fmedir. \u0130svi\u00e7re ve T\u00fcrk
\n\u00f6\u011fretisinde ve\nuygulamas\u0131nda h\u00e2kim olan g\u00f6r\u00fc\u015f, sat\u0131\u015f vaadinin bir \u00f6n s\u00f6zle\u015fme oldu\u011fu y\u00f6n\u00fcndedir.\nT\u00fcrk Bor\u00e7lar Kanunu 237. madde h\u00fckm\u00fc gere\u011fi sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri resmi\n\u015fekle tabii s\u00f6zle\u015fmelerdir. Ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri resmi \u015fekilde\nd\u00fczenlenmedik\u00e7e ge\u00e7erli olmaz.[1]<\/a> Ta\u015f\u0131nmaz sat\u0131\u015f\nvaadinin bir \u00f6n s\u00f6zle\u015fme olarak, BK 29\/2 uyar\u0131nca ta\u015f\u0131nmaz\nsat\u0131\u015f\u0131na ait \u015fekle t\u00e2bi
\nolmas\u0131 yani sat\u0131\u015f\nvaadinin de tapu m\u00fcd\u00fcrl\u00fcklerinde d\u00fczenlenecek resm\u00ee
\nsenetle yap\u0131lmas\u0131\ngerekir.  Fakat 1512 say\u0131l\u0131 Noterlik\nKanununun 60. maddesinin 3. bendine g\u00f6re, ta\u015f\u0131nmaz sat\u0131\u015f vaatlerine ait resm\u00ee\nsenetleri re\u2019sen
\nd\u00fczenleme yetkisi\nnoterlere tan\u0131nm\u0131\u015ft\u0131r. Bununla beraber, sat\u0131\u015f s\u00f6zle\u015fmesini
\nd\u00fczenleyebilen\nmakam\u0131n sat\u0131\u015f vaadini d\u00fczenleme yetkisine de \u00f6ncelikle
\nsahip olmas\u0131\ngerekti\u011finden, tapu m\u00fcd\u00fcrlerinin bu konudaki yetkilerinin s\u00fcrd\u00fc\u011f\u00fcn\u00fc evleviyet\nilkesi gere\u011fi kabul etmek uygun olacakt\u0131r. Hemen belirtmek isteriz ki tapu\nm\u00fcd\u00fcrleri hem sat\u0131\u015fa, hem de sat\u0131\u015f vaadine ait resm\u00ee senetleri d\u00fczenleme\nyetkisine sahipken, noterler sadece sat\u0131\u015f vaadine ili\u015fkin resm\u00ee
\nsenetleri d\u00fczenleme yetkisine sahiptirler. Noterler\ntaraf\u0131ndan ta\u015f\u0131nmaz sat\u0131\u015f\u0131
\nolarak d\u00fczenlenen resm\u00ee senetler h\u00fck\u00fcms\u00fczd\u00fcr; fakat\ns\u00f6z\u00fc ge\u00e7en s\u00f6zle\u015fmelerin tahvil yoluyla sat\u0131\u015f vaadi olarak ge\u00e7erli say\u0131lmas\u0131\nm\u00fcmk\u00fcnd\u00fcr.\nHem doktrin hem Yarg\u0131tay bu imk\u00e2n\u0131 genel olarak kabul etmektedir.[2]<\/a><\/p>\n\n\n\n

Hemen belirtmek isteriz ki ki her ne kadar taraflar\u0131n i\u015fbu s\u00f6zle\u015fmeyi resmi \u015fekilde akdetmeleri gerekmekteyse de uygulamada s\u0131kl\u0131kla adi yaz\u0131l\u0131 \u015fekilde sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri yap\u0131lmaktad\u0131r. Bu durum pek \u00e7ok sorunu beraberinde getirmektedir. Resmi \u015fekilde akdedilmemi\u015f sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri ge\u00e7ersizlik yapt\u0131r\u0131m\u0131na tabi olmakla Yarg\u0131tay resm\u00ee \u015fekilde yap\u0131lmam\u0131\u015f bir sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin ge\u00e7ersizli\u011finin ileri s\u00fcr\u00fclmesini, bu s\u00f6zle\u015fmeye dayanarak ta\u015f\u0131nmaz\u0131n teslim edilmi\u015f
olmas\u0131 kar\u015f\u0131s\u0131nda hakk\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 olarak nitelendirmi\u015ftir.[3]<\/a> \u015e\u00f6yleki; ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sat\u0131m\u0131na ili\u015fkin ge\u00e7erli bir s\u00f6zle\u015fme olmadan taraflar\u0131n ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm sat\u0131m\u0131nda anla\u015farak al\u0131c\u0131n\u0131n t\u00fcm bor\u00e7lar\u0131n\u0131 eda etmesi ve sat\u0131c\u0131n\u0131n da ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc teslim ederek al\u0131c\u0131n\u0131n onu malik gibi kullanmas\u0131na ra\u011fmen sat\u0131c\u0131n\u0131n tapuda m\u00fclkiyetin devrine yana\u015fmamas\u0131 hallerinde; olay\u0131n \u00f6zelli\u011fine g\u00f6re  h\u00e2kimin TMK\u2019n\u0131n 2. maddesini g\u00f6zeterek a\u00e7\u0131lan tescil davas\u0131n\u0131 kabul edebilece\u011fini h\u00fckme ba\u011flam\u0131\u015ft\u0131r. Ancak ilgili i\u00e7tihad\u0131 birle\u015ftirme karar\u0131 dikkatli incelendi\u011finde s\u00f6z konusu ge\u00e7ersizli\u011fin s\u00f6zle\u015fmenin taraflar\u0131 aras\u0131nda ileri s\u00fcr\u00fclmesinin hakk\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 arz edece\u011finden bahisle s\u00f6zle\u015fmenin taraflar\u0131 aras\u0131nda \u015fekli ge\u00e7ersizli\u011fin ileri s\u00fcr\u00fclmesinin kabul edilmeyece\u011fi karar alt\u0131na al\u0131nm\u0131\u015ft\u0131r. Oysa g\u00fcn\u00fcm\u00fczde gerek in\u015faat sekt\u00f6r\u00fcnde meydana gelen ekonomik krizden kaynakl\u0131 olarak gerekse de di\u011fer sebeplerle vaat bor\u00e7lusu ta\u015f\u0131nmaz\u0131n m\u00fclkiyetinin nakli borcunu yerine getirememektedir. <\/p>\n\n\n\n

Ta\u015f\u0131nmaz sat\u0131\u015f vaadi\ns\u00f6zle\u015fmesi, tam iki tarafa bor\u00e7 y\u00fckleyen ve ki\u015fisel hak sa\u011flayan s\u00f6zle\u015fme\nt\u00fcr\u00fcd\u00fcr. Vaat alacakl\u0131s\u0131, edim yerine getirilmedi\u011finde, ta\u015f\u0131nmaz sat\u0131\u015f vaadi\ns\u00f6zle\u015fmesi ile m\u00fclkiyet devir borcu y\u00fcklenen sat\u0131c\u0131dan T\u00fcrk Medeni Kanununun\n716 uyar\u0131nca a\u00e7aca\u011f\u0131 tapu iptali ve tescil davas\u0131nda borcun h\u00fckmen yerine\ngetirilmesini isteyebilir. Ancak bu dava a\u00e7\u0131lana kadar hatta dava s\u0131ras\u0131nda s\u00f6z\nkonusu ta\u015f\u0131nmaz i\u00e7in tedbir karar\u0131 al\u0131nana kadar vaat bor\u00e7lusunun alacakl\u0131lar\u0131n\u0131n\nda ta\u015f\u0131nmaz \u00fczerine haciz \u015ferhi i\u015flemeleri, ipotek kayd\u0131 koymalar\u0131 pek\nolas\u0131d\u0131r. Bu halde ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin taraflar\u0131 aras\u0131nda yukar\u0131da\nbelirtilen \u015fartlarda TMK m.2 gere\u011fi \u015fekle ayk\u0131r\u0131l\u0131\u011f\u0131n ileri s\u00fcr\u00fclmesi kabul\nedilmezken haciz alacakl\u0131lar\u0131 veya ipotek hakk\u0131 sahipleri taraf\u0131ndan bu \u015fekle ayk\u0131r\u0131l\u0131\u011f\u0131\nileri s\u00fcr\u00fclmesi m\u00fcmk\u00fcn olabilecek midir? Bu konu hakk\u0131nda hen\u00fcz verilmi\u015f bir\nkarar bulunmamakta olup s\u00f6z konusu hususun gerek \u00f6\u011freti gerekse de i\u00e7tihatlarla\nayd\u0131nlat\u0131lmas\u0131 laz\u0131m gelmektedir.<\/p>\n\n\n\n

2. TA\u015eINMAZ SATI\u015e VAAD\u0130\nS\u00d6ZLE\u015eMELER\u0130N\u0130N \u015eERH\u0130N\u0130N HAC\u0130Z VE \u0130PTOTEK HAKKI SAH\u0130PLER\u0130NE ETK\u0130S\u0130<\/strong><\/p>\n\n\n\n

Ta\u015f\u0131nmaz sat\u0131\u015f vaadi\ns\u00f6zle\u015fmesi, bor\u00e7 do\u011furan bir s\u00f6zle\u015fmedir. Sat\u0131\u015f vaadi s\u00f6zle\u015fmesi, ilgilisine\nayni hak de\u011fil sadece ki\u015fisel hak sa\u011flar.
\nAncak, ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin tapu siciline \u015ferhi m\u00fcmk\u00fcnd\u00fcr. Sat\u0131\u015f\nvaadi ile tan\u0131nan sat\u0131n alma hakk\u0131n\u0131n \u015ferhi imk\u00e2n\u0131 TMK m.1009’da
\n\u00f6ng\u00f6r\u00fcld\u00fc\u011f\u00fc gibi, 6.1.1954 tarih ve 6217 say\u0131l\u0131 Kanunla Tapu Kanunu\u2019nun 26.\nmaddesinde yap\u0131lan de\u011fi\u015fikle de kabul edilmi\u015ftir. Tapu Kanununun 26. maddesine\neklenen 5.fikraya g\u00f6re; \u201cNoterlik Kanununun\n44’\u00fcnc\u00fc maddesinin (B) bendi
\nmucibince noterler taraf\u0131ndan tanzim edilen gayrimenkul sat\u0131\u015f vaadi\ns\u00f6zle\u015fmeleri de taraflardan biri isterse gayrimenkul siciline \u015ferh verilir.\u201d<\/em>\nKanun \u015ferhin yap\u0131lmas\u0131 i\u00e7in ayr\u0131ca bir \u015ferh anla\u015fmas\u0131 aramam\u0131\u015ft\u0131r.[4]<\/a> \u015eerh anla\u015fmas\u0131n\u0131n kanunun\na\u00e7\u0131k h\u00fckm\u00fc gere\u011fi aranmamas\u0131 ile ili\u015fkili olarak taraflar\naras\u0131nda d\u00fczenlenmi\u015f olan sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin tapu k\u00fct\u00fc\u011f\u00fcne \u015ferh\nedilmesini s\u00f6zle\u015fme taraflar\u0131ndan herhangi biri talep edebilir. S\u00f6zle\u015fme\nnoterde usul\u00fcne uygun olarak d\u00fczenlendi\u011fi takdirde tapu k\u00fct\u00fc\u011f\u00fcne \u015ferh edilmese\ndahi ge\u00e7erli olacakt\u0131r. Ancak bu durumda sat\u0131\u015f vaadi s\u00f6zle\u015fmesi ile kendisine\nta\u015f\u0131nmaz\u0131n sat\u0131laca\u011f\u0131 taahh\u00fct edilen taraf tapu k\u00fct\u00fc\u011f\u00fcndeki kay\u0131tlara dayanarak\ni\u015flem yapan \u00fc\u00e7\u00fcnc\u00fc ki\u015filere kar\u015f\u0131 herhangi bir hak iddias\u0131nda bulunamaz.\nS\u00f6zle\u015fme tapuya \u015ferh edildi\u011fi takdirde, ki\u015fisel hak g\u00fc\u00e7lenecek ve \u00fc\u00e7\u00fcnc\u00fc\nki\u015filere kar\u015f\u0131 ileri s\u00fcr\u00fclebilecektir. Sat\u0131\u015f vaadinin sa\u011flad\u0131\u011f\u0131 sat\u0131n alma\nhakk\u0131n\u0131n \u015ferhi, bu hakk\u0131n sonraki
\nmaliklere kar\u015f\u0131 da kullan\u0131labilmesi imk\u00e2n\u0131n\u0131 sa\u011flad\u0131\u011f\u0131 gibi ki\u015fisel haklar\u0131n
\n\u015ferhindeki munzam etkiyi de sa\u011flar.[5]<\/a>  Bu
\ntakdirde, kuvvetlendirilmi\u015f ki\u015fisel hak (e\u015fyaya ba\u011fl\u0131 bor\u00e7) niteli\u011fini
\nkazan\u0131r ve \u015ferhten sonra \u00fc\u00e7\u00fcnc\u00fc ki\u015filere kar\u015f\u0131 da sonu\u00e7 do\u011furur. Bu
\nsonu\u00e7 ve etki \u015ferhten itibaren 5 y\u0131ld\u0131r (Tapu K. m. 26\/ V)<\/p>\n\n\n\n

 Uygulamada ta\u015f\u0131nmaz sahibi olmak isteyen\nkimselerin s\u0131kl\u0131kla ba\u015fvurdu\u011fu y\u00f6ntemler \u201csat\u0131\u015f vaadi s\u00f6zle\u015fmesi\u201d, \u201cmaketten sat\u0131\u015f\u201d, \u201cprojeden sat\u0131\u015f\u201d, \u201c\u00f6n\n\u00f6demeli konut sat\u0131\u015flar\u0131\u201d \u015feklinde olabilir. Bu s\u00f6zle\u015fmelerde kar\u015f\u0131la\u015ft\u0131rd\u0131\u011f\u0131m\u0131z\ndurum genellikle sat\u0131\u015f vaadi alacakl\u0131s\u0131 \u00fcstlenmi\u015f oldu\u011fu edimleri yerine\ngetirirken s\u00f6zle\u015fmenin di\u011fer taraf\u0131 ta\u015f\u0131nmaz\u0131n zilyetli\u011fini devretmesine ra\u011fmen\ntapu kayd\u0131n\u0131n devrini yerine getirmekten imtina etmekte,  tapu sicilinde kayd\u0131n d\u00fczeltilmesine\nyana\u015fmamaktad\u0131r. Bu durumda tapu kayd\u0131n\u0131n devri i\u00e7i tescile zorlama davas\u0131\nikame edilmesi gerekmektedir. Tescili zorlama davas\u0131 ikame edilene kadar hatta dava\ns\u0131ras\u0131nda s\u00f6z konusu ta\u015f\u0131nmaz i\u00e7in tedbir karar\u0131 al\u0131nana kadar vaat bor\u00e7lusunun\nalacakl\u0131lar\u0131n\u0131n da ta\u015f\u0131nmaz \u00fczerine haciz \u015ferhi i\u015flemeleri, ipotek kayd\u0131\nkoymalar\u0131n\u0131n pek olas\u0131 oldu\u011fu yukar\u0131da bahsedilmi\u015fti.  E\u011fer ki taraflar aras\u0131nda resmi \u015fekilde\nd\u00fczenlenmi\u015f sat\u0131\u015f vaadi s\u00f6zle\u015fmesi bulunmaktaysa tek tarafl\u0131 bir \u015fekilde tapu\nsiciline \u015ferh verilmesi halinde kuvvetlendirilmi\u015f ki\u015fisel hak niteli\u011fini kazan\u0131r\nve \u015ferhten sonra \u00fc\u00e7\u00fcnc\u00fc ki\u015filere kar\u015f\u0131 da sonu\u00e7 do\u011furur. \u015eerhten sonra tapu\nkayd\u0131na i\u015flenebilecek ipotek ve haciz kay\u0131tlar\u0131na kar\u015f\u0131 sat\u0131\u015f vaadi alacakl\u0131s\u0131 hakk\u0131n\u0131\nileri s\u00fcrebilme imk\u00e2n\u0131 elde eder. Ancak uygulamada as\u0131l sorun ta\u015f\u0131nmaz sat\u0131\u015f\nvaadi s\u00f6zle\u015fmelerinin resmi \u015fekilde yap\u0131lmad\u0131\u011f\u0131, tapu k\u00fct\u00fc\u011f\u00fcne \u015ferh verilmedi\u011fi\nhallerde ortaya \u00e7\u0131kmaktad\u0131r. Her ne kadar ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi tek\ntarafl\u0131 taleple tapu k\u00fct\u00fc\u011f\u00fcne \u015ferh edilebilmekteyse de ta\u015f\u0131nmaz sat\u0131\u015f vaadi\ns\u00f6zle\u015fmesinin tapu k\u00fct\u00fc\u011f\u00fcne \u015ferh edilebilmesi i\u00e7in tapu memurlar\u0131 taraf\u0131ndan\nresmi \u015fekilde yap\u0131lm\u0131\u015f ge\u00e7erli bir sat\u0131\u015f vaadi s\u00f6zle\u015fmesi sunulmas\u0131\ngerekecektir. Yukar\u0131da ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin belli durumlarda\nresmi \u015feklide d\u00fczenlenmese dahi taraflar aras\u0131nda bu ge\u00e7ersizli\u011fin ileri\ns\u00fcr\u00fclemeyece\u011fi Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme karar\u0131 ile kabul edildi\u011fi\na\u00e7\u0131klanm\u0131\u015ft\u0131. Peki bu halde de tapu memurunun resmi s\u00f6zle\u015fme olmamas\u0131 sebebiyle\n\u015ferh kayd\u0131n\u0131 i\u015flemekten imtina etmesi Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme karar\u0131 ile ge\u00e7erlilik\ntan\u0131nan sat\u0131\u015f vaadi s\u00f6zle\u015fmesi \u015ferh edilmese dahi sat\u0131\u015f vaadi alacakl\u0131lar\u0131 yine\nde \u015ferhin munzam etkisinden veya \u00fc\u00e7\u00fcnc\u00fc ki\u015filere kar\u015f\u0131 ileri s\u00fcrebilme\nimkan\u0131ndan faydalanabilecekler midir? Mevcut hukuk d\u00fczenlememize g\u00f6re bu soruyu\nolumsuz yan\u0131tlamak gerekecektir. Ancak resmi \u015fekilde d\u00fczenlenmeyen sat\u0131\u015f vaadi\ns\u00f6zle\u015fmesinin ge\u00e7erli oldu\u011fu kabul edilerek sat\u0131\u015f vaadi alacakl\u0131s\u0131na tescilini imk\u00e2n\ntan\u0131n\u0131rken \u00fczerindeki takyidatlarla tapu kayd\u0131n\u0131n devral\u0131nmas\u0131 durumunda sat\u0131\u015f\nvaadi alacakl\u0131s\u0131 esasen ula\u015fmak istedi\u011fi amaca ula\u015famamaktad\u0131r. Sat\u0131\u015f vaadi\nalacakl\u0131s\u0131 ta\u015f\u0131nmaz\u0131n\u0131n cebri icra yoluyla sat\u0131lmas\u0131 ile ta\u015f\u0131nmaz\u0131n\u0131 kaybetme\ntehlikesi alt\u0131ndad\u0131r. Dolay\u0131s\u0131yla da Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme karar\u0131 ile\nsa\u011flanmak istenen ama\u00e7 ger\u00e7ekle\u015ftirilememektedir. <\/p>\n\n\n\n

Uygulamada in\u015faat\nsekt\u00f6r\u00fcnde olu\u015fan ekonomik kriz ile sat\u0131\u015f vaadi alacakl\u0131lar\u0131 taraf\u0131ndan\ns\u0131kl\u0131kla takyidatlardan ari bir \u015fekilde tescil talep edilmekte ancak bu konu\nile ilgili \u00fcst mahkeme taraf\u0131ndan verilmi\u015f bir g\u00fcncel karar bulunmamaktad\u0131r. Sat\u0131\u015f\nvaadi alacakl\u0131lar\u0131n\u0131n a\u00e7m\u0131\u015f olduklar\u0131 tescili zorlama davalar\u0131nda ta\u015f\u0131nmaz\u0131n\ndevrine karar verilirken haciz ve ipotek hakk\u0131 sahiplerinin durumunun ne\nolaca\u011f\u0131 hakk\u0131nda verilmi\u015f g\u00fcncel bir karara ihtiya\u00e7 bulunmaktad\u0131r. <\/p>\n\n\n\n

3.TA\u015eINMAZ\nSATI\u015e VAAD\u0130 S\u00d6ZLE\u015eMELER\u0130NDE \u0130Y\u0130N\u0130YET VE \u0130POTEK HAKKI SAH\u0130B\u0130N\u0130N DURUMU<\/strong><\/p>\n\n\n\n

Uygulamada s\u0131kl\u0131kla\nba\u015fvurulan \u201cmaketten sat\u0131\u015f\u201d,\n\u201cprojeden sat\u0131\u015f\u201d gibi \u00f6n \u00f6demeli konut sat\u0131\u015flar\u0131 akabinde t\u00fcketici ad\u0131na\ntakyidats\u0131z bir \u015fekilde tapu devri i\u015flemi yap\u0131lamad\u0131\u011f\u0131 takdirde ikame edilen\ntescile zorlama davalar\u0131nda s\u0131kl\u0131kla kar\u015f\u0131la\u015f\u0131lan bir di\u011fer durum olarak: uyu\u015fmazl\u0131k\nkonusu ta\u015f\u0131nmaz \u00fczerinde tapuda ipotek alacakl\u0131s\u0131 bir banka bulunmas\u0131d\u0131r<\/em>.\nBu noktada belirtmek gerekir ki; her bir somut vak\u0131aya g\u00f6re ipote\u011fin tescil\ntarihi, sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin akdedilme tarihi, \u00f6deme tarihi gibi\nhususlar\u0131n ayr\u0131 ayr\u0131 \u00f6nemi bulunmakla birlikte, \nbu \u00e7al\u0131\u015fmam\u0131zda ipotek alacakl\u0131s\u0131 bankalar\u0131n kredi kullanacak\nm\u00fc\u015fterilerinin mali tablolar\u0131n\u0131 inceleme y\u00fck\u00fcml\u00fcl\u00fckleri, gayrimenkul de\u011ferleme\nhizmetleri ve t\u00fcm bu ara\u015ft\u0131rma y\u00fck\u00fcml\u00fcl\u00fckleri neticesinde iyi niyet durumlar\u0131\ngenel hatlar\u0131yla  irdelenecektir.<\/p>\n\n\n\n

Yukar\u0131da bahsedildi\u011fi \u00fczere in\u015faat sekt\u00f6r\u00fcnde olu\u015fan ekonomik kriz ile\nsat\u0131\u015f vaadi bor\u00e7lular\u0131 ta\u015f\u0131nmazlar\u0131n tapu devrini ger\u00e7ekle\u015ftirmemekle birlikte\nkendi bor\u00e7lar\u0131 i\u00e7in sat\u0131\u015f vaadi konusu ta\u015f\u0131nmazlarda ipotek tesis\netmektedirler. <\/p>\n\n\n\n

Sat\u0131\u015f vaadine konu ta\u015f\u0131nmazlar \u00fczerinde tapuda ipotek alacakl\u0131s\u0131 olarak\nbulunan bankalar\u0131n hukuki stat\u00fcs\u00fcne g\u00f6re TTK 18\/2 maddesi uyar\u0131nca, ticaretine\nait t\u00fcm faaliyetlerde basiretli hareket etme mecburiyeti bulunmaktad\u0131r. Buna\ng\u00f6re, basiret, tacirin ticar\u00ee i\u015fletmesiyle ilgili olarak, fiil\u00ee ve hukuk\u00ee\ni\u015flemlerde g\u00f6stermesi gereken dikkat, tedbir ve objektif \u00f6zen y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc\ndemektir. Tacir, t\u00fcm bu hukuk\u00ee ve fiil\u00ee i\u015flemlerini yaparken, ticar\u00ee hayat\u0131n\ngerektirdi\u011fi t\u00fcm tedbirleri almal\u0131 ve meydana gelebilecek de\u011fi\u015fmeleri \u00f6nceden tahmin\netmeye \u00e7al\u0131\u015farak y\u00fck\u00fcml\u00fcl\u00fck alt\u0131na girmesi gereklidir.[6]<\/a> Bu\nsebeplerle ipotek hakk\u0131  sahibi bankalar,\nbasiretli birer tacir gibi davranarak kredi verece\u011fi ki\u015filer ile bu krediler\ni\u00e7in g\u00f6sterilmesi gereken ayni teminatlar hususunda uzman oldu\u011fu g\u00f6z \u00f6n\u00fcne\nal\u0131nd\u0131\u011f\u0131nda, maketten sat\u0131\u015f yap\u0131lan veyahut konut projeleri olan ta\u015f\u0131nmazlar\n\u00fczerinde bulunan yap\u0131lar\u0131n t\u00fcketicilere sat\u0131ld\u0131\u011f\u0131 \u015feklindeki mevcut durumdan haberdar olmad\u0131klar\u0131n\u0131, iyi niyetli\ndavrand\u0131klar\u0131n\u0131 ileri s\u00fcremeyeceklerdir. Nitekim ipotek koyacak bankalar\ngerekli ara\u015ft\u0131rmay\u0131 yapacak ve durumu bilecek konumdad\u0131r, aksi halde ise\ngerekli ara\u015ft\u0131rma y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc yerine getirilmemi\u015f, mesleki olarak dikkat ve\n\u00f6zen y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc g\u00f6sterilmemi\u015f durumlarda ise banka iyi niyetten\nbahsedemeyecektir. Bu noktada \u00fczerinde durmam\u0131z gereken Bankalar\u0131n Kredi \u0130\u015flemlerine \u0130li\u015fkin Y\u00f6netmelik <\/strong>(Resm\u00ee Gazete Tarihi:\n01.11.2006 Resm\u00ee Gazete Say\u0131s\u0131: 26333<\/em>)\nuyar\u0131nca bankalar\u0131n m\u00fc\u015fterileri ile kredi s\u00f6zle\u015fmesini imza alt\u0131na almadan \u00f6nce\nm\u00fc\u015fterisinin kredi analizlerini,\nmali tablo incelemelerini ve gelir durumu tespitlerini yaparak mali durumunu inceleme y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc\nbulunmaktad\u0131r. Bu sebeple in\u015faat \u015firketi m\u00fc\u015fteriler ile kredi ili\u015fkisi sonucu;\nin\u015faat \u015firketinin mali durumu, gelir tablolar\u0131, uygulamada olan projeleri, bu\nprojelere ba\u011fl\u0131 sat\u0131\u015flar\u0131 ve t\u00fcm ticari mevcut durumu, bankalarca\nbilinmektedir.<\/p>\n\n\n\n

Bilindi\u011fi\n\u00fczere bankalar\u0131n ta\u015f\u0131nmaza ekspertiz incelemesi yapt\u0131rmadan kredi kulland\u0131rarak\nipotek tesis etmesi hem ticari hayat\u0131n ak\u0131\u015f\u0131na hem de bankac\u0131l\u0131k dikkat ve \u00f6zen\ny\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fcn yerine getirilmesine ayk\u0131r\u0131d\u0131r. Bankalar, m\u00fc\u015fterilerine kredi s\u00f6zle\u015fmesi\nakdetmeden \u00f6nce 19\/10\/2005 tarihli ve 5411 say\u0131l\u0131 Bankac\u0131l\u0131k Kanunu ve bu\nkanuna istinaden \u00e7\u0131kar\u0131lan “Bankalar\u0131n De\u011ferleme Hizmeti Almalar\u0131 ve\nBankalara De\u011ferleme Hizmeti Verecek Kurumlar\u0131n Yetkilendirilmesi ve\nFaaliyetleri Hakk\u0131nda Y\u00f6netmelik”<\/strong> h\u00fck\u00fcmlerine g\u00f6re kredinin teminat\u0131n\u0131\nte\u015fkil edecek ta\u015f\u0131nmaz\u0131n de\u011ferlendirilmesinde dikkat edilmesi gereken\nhususlar\u0131n ayr\u0131nt\u0131l\u0131 \u015fekilde d\u00fczenlenmi\u015ftir. \u00d6zellikle i\u015fbu y\u00f6netmeli\u011fin 14\/3.\nmaddesi ta\u015f\u0131nmaz de\u011ferleme raporunda olmas\u0131 gereken asgari hususlar\u0131 tek tek\nsaym\u0131\u015ft\u0131r. Bu \u00f6l\u00e7\u00fctlere uyuldu\u011fu takdirde yukar\u0131da bahsetmi\u015f oldu\u011fumuz tescile\nzorlama davalar\u0131na konu olan ta\u015f\u0131nmazlar\u0131n \u00fczerinde konut projesi oldu\u011fu ve kredi\nkullanan in\u015faat \u015firketi m\u00fc\u015fteri taraf\u0131ndan t\u00fcketicilere sat\u0131\u015f vaadi\ns\u00f6zle\u015fmeleri yap\u0131ld\u0131\u011f\u0131 hususu a\u00e7\u0131k\u00e7a g\u00f6r\u00fclecektir. Belirtmek gerekir ki\nuygulamada s\u0131kl\u0131kla sat\u0131\u015f vaadi alacakl\u0131s\u0131 t\u00fcketici, \u00fcstlenmi\u015f oldu\u011fu edimleri\nyerine getirerek \u00f6demeleri tamamlarken, s\u00f6zle\u015fmenin di\u011fer taraf\u0131 in\u015faat\n\u015firketi, ta\u015f\u0131nmaz\u0131n zilyetli\u011fini devretmesine ra\u011fmen tapu kayd\u0131n\u0131n devrini\nyerine getirmekten imtina etmektedir. Hal b\u00f6yle olunca bankalar taraf\u0131ndan yap\u0131lacak\nekspertizle dahi ta\u015f\u0131nmaz\u0131n zilyetli\u011finin ba\u015fkaca kimselere ait oldu\u011fu a\u00e7\u0131k\u00e7a\ng\u00f6r\u00fclebilecektir. Dolays\u0131yla b\u00f6ylesi hallerde ipotek hakk\u0131 sahibi bankan\u0131n\niyiniyetli oldu\u011fundan bahsedilemeyecektir. <\/p>\n\n\n\n

 \u0130\u015fbu davalarda s\u0131kl\u0131kla  ipotek hakk\u0131 sahibi banka taraf\u0131ndan TMK  madde 1024 kapsam\u0131nda tapuda ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fcn\nkredi kullanan in\u015faat \u015firketi ad\u0131na kay\u0131tl\u0131 oldu\u011fu, kayda g\u00fcvendi\u011fi ve krediyi\nverdi\u011fi ileri s\u00fcr\u00fclse de; teminata konu ta\u015f\u0131nmaz\u0131 ayr\u0131nt\u0131s\u0131 ile inceleyip\nde\u011ferlemesini yapt\u0131rmadan kredi kulland\u0131rmas\u0131 ve ipotek vermesi ticaret hayat\u0131n\u0131n ve bankac\u0131l\u0131k uygulamas\u0131n\u0131n\ngerekleri ile de ba\u011fda\u015fmamaktad\u0131r.[7]<\/a> <\/p>\n\n\n\n

Konuya\nili\u015fkin Yarg\u0131tay uygulamas\u0131na \u00f6rnek olarak; 14.03.2011 tarihli Yarg\u0131tay 2.\nHukuk Dairesi’nin 2011\/4111 E. ve 2011\/4489 K. Say\u0131l\u0131 Karar’da;”\n..Ancak durumun gereklerine g\u00f6re kendisinden beklenen \u00f6zeni g\u00f6stermeyen kimse\niyi niyet iddias\u0131nda bulunamaz (TMK md. 3). Lehine ipotek tesis edilen daval\u0131\nbanka tacirdir. Ticaretine ait b\u00fct\u00fcn faaliyetlerinde basiretli bir i\u015f adam\u0131\ngibi hareket etmesi yasa gere\u011fidir. (TTK md. 20\/2). Bu gereklilik teminat olarak\ng\u00f6sterilen ta\u015f\u0131nmaz\u0131n hukuki ve fiili durumunu bilmeyi de i\u00e7erir. Bunu\nyapmam\u0131\u015fsa \u00f6zenli davranmam\u0131\u015f demektir. Bu bak\u0131mdan daval\u0131 bankan\u0131n basiretli\ndavranmad\u0131\u011f\u0131 a\u00e7\u0131k olup, iyi niyet iddias\u0131 hakl\u0131 de\u011fildir..”<\/em>  denilmi\u015ftir.[8]<\/a><\/p>\n\n\n\n

Son\nolarak k\u0131saca belirtmek gerekir ise, in\u015faat \u015firketleri ile aras\u0131nda kredi\ns\u00f6zle\u015fmesi akdedilmi\u015f ipotek alacakl\u0131s\u0131 bankalar, gerek Bankalar\u0131n Kredi\n\u0130\u015flemlerine \u0130li\u015fkin Y\u00f6netmelik<\/strong> gerekse Bankalar\u0131n De\u011ferleme Hizmeti\nAlmalar\u0131 ve Bankalara De\u011ferleme Hizmeti Verecek Kurumlar\u0131n Yetkilendirilmesi ve\nFaaliyetleri Hakk\u0131nda Y\u00f6netmelik<\/strong> ile birlikte asgari \u015fartlar\u0131 sa\u011flayarak,\nticaret hayat\u0131n\u0131n ve bankac\u0131l\u0131k uygulamas\u0131n\u0131n y\u00fck\u00fcml\u00fcl\u00fcklerine uygun kredi\ns\u00f6zle\u015fmeleri ve ipotek tesisleri sa\u011flad\u0131klar\u0131 takdirde, ipotek tesis edilen\nta\u015f\u0131nmazlar\u0131n t\u00fcketicilere \u00e7e\u015fitli sat\u0131\u015f vaadi ve \u00f6n s\u00f6zle\u015fmelerle sat\u0131\u015f\u0131n\u0131n\nyap\u0131ld\u0131\u011f\u0131n\u0131n bilmedi\u011fini ileri s\u00fcrmesi imkans\u0131z olacakt\u0131r.<\/p>\n\n\n\n

4.SONU\u00c7<\/strong><\/p>\n\n\n\n

Kayna\u011f\u0131n\u0131\n6098 say\u0131l\u0131 TBK\u2019 n\u0131n 29. maddesinden alan ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri, TBK\u2019\nn\u0131n 237. maddesi ile TMK\u2019n\u0131n 706. Noterlik Kanunu’nun 60\/3 ve 89. ve Tapu\nKanunu’nun 26. maddesinde d\u00fczenlenmi\u015ftir. Ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi;\nnoter taraf\u0131ndan re\u2019sen d\u00fczenlenmesi gereken, tam iki tarafa bor\u00e7 y\u00fckleyen ve\nki\u015fisel hak sa\u011flayan s\u00f6zle\u015fme t\u00fcr\u00fcd\u00fcr. Ta\u015f\u0131nmaz sat\u0131\u015f vaadi, ta\u015f\u0131nmaz\u0131n\nileride belirli \u015fartlarla sat\u0131lmas\u0131 borcunu i\u00e7eren bir \u00f6n s\u00f6zle\u015fmedir. \u00d6\u011fretide\nde s\u0131kl\u0131kla \u00f6n s\u00f6zle\u015fme oldu\u011fu kabul edilmektedir. T\u00fcrk Bor\u00e7lar Kanunu’nun 237\/2 maddesinde de, s\u00f6zle\u015fmenin \u015fekli\nba\u015fl\u0131\u011f\u0131 alt\u0131nda; ta\u015f\u0131nmaz sat\u0131\u015f\u0131n\u0131n ge\u00e7erli olmas\u0131 i\u00e7in getirilen resmi senede\nba\u011flanmas\u0131 \u015fart\u0131, ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri i\u00e7in de \u00f6ng\u00f6r\u00fclm\u00fc\u015ft\u00fcr. 1512\nsay\u0131l\u0131 Noterlik Kanunu’nun 60\/3 ve 89. maddeleri ta\u015f\u0131nmaz sat\u0131\u015f vaadi\ns\u00f6zle\u015fmelerinin noterlerce d\u00fczenleme \u015feklinde (resen) yap\u0131laca\u011f\u0131 kural\u0131n\u0131\ngetirmi\u015ftir. Ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri resmi\n\u015fekilde d\u00fczenlenmedik\u00e7e ge\u00e7erli olmaz. Resmi\n\u015fekilde akdedilmemi\u015f sat\u0131\u015f vaadi s\u00f6zle\u015fmeleri ge\u00e7ersizlik yapt\u0131r\u0131m\u0131na tabi\nolmakla Yarg\u0131tay resm\u00ee \u015fekilde yap\u0131lmam\u0131\u015f bir sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin\nge\u00e7ersizli\u011finin ileri s\u00fcr\u00fclmesini, bu s\u00f6zle\u015fmeye dayanarak ta\u015f\u0131nmaz\u0131n teslim edilmi\u015f
\nolmas\u0131 kar\u015f\u0131s\u0131nda hakk\u0131n k\u00f6t\u00fcye\nkullan\u0131lmas\u0131 olarak nitelendirmi\u015ftir. Sat\u0131\u015f vaadi\ns\u00f6zle\u015fmesi 2644 say\u0131l\u0131 Tapu Kanunu\u2019nun 26 ve TMK\u2019n\u0131n 1009. maddelerine\ndayan\u0131larak tapu kay\u0131tlar\u0131na \u015ferh verilebilir. Ki\u015fisel hak sa\u011flayan sat\u0131\u015f vaadi\ns\u00f6zle\u015fmesi tapu kayd\u0131na \u015ferh verilmekle ayni etkili hale gelir. TMK\u2019n\u0131n\n1009\/2.maddesinde de bu sat\u0131\u015f vaadi \u015ferhi o ta\u015f\u0131nmaz \u00fczerinde sonradan\nkazan\u0131lan haklar\u0131n sahiplerine kar\u015f\u0131 da ileri s\u00fcr\u00fclebilece\u011fi belirtilmi\u015ftir.\nKu\u015fkusuz, Tapu Kanunu\u2019nun 26.maddesi uyar\u0131nca tapuya \u015ferh verilen sat\u0131\u015f vaadi\ns\u00f6zle\u015fmeleri \u015ferh tarihinden itibaren be\u015f y\u0131l i\u00e7inde sat\u0131\u015f yap\u0131lmaz veya\nirtifak hakk\u0131 tesis ve tapuya tescil edilmez ise tapu sicil m\u00fcd\u00fcr\u00fc veya memuru\ntaraf\u0131ndan resen terkin edilir. Bu\nd\u00fczenleme ile ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesinden do\u011fan hakka, \u00fc\u00e7\u00fcnc\u00fc ki\u015filere\nkar\u015f\u0131 ileri s\u00fcr\u00fclebilme imk\u00e2n\u0131 verilmi\u015ftir. S\u00f6zle\u015fmenin\nsa\u011flad\u0131\u011f\u0131 \u015fahsi hakk\u0131 ayni hakka d\u00f6n\u00fc\u015ft\u00fcrmemekle birlikte \u201cayni tesir\u201d\nkazand\u0131ran bu \u015ferhin ge\u00e7erlili\u011fi de sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin ge\u00e7erlili\u011fine\nba\u011fl\u0131d\u0131r. Ge\u00e7ersiz bir s\u00f6zle\u015fmeye dayan\u0131larak tapuya i\u015flenen \u015ferhin\nge\u00e7erlili\u011finden ve koruyuculu\u011fundan da mevcut hukuk d\u00fczenlememizde s\u00f6z\nedilemez. Hukukumuzda, ki\u015filerin sat\u0131n ald\u0131\u011f\u0131\n\u015feylerin ileride kendilerinden geri al\u0131nabilece\u011fi endi\u015fesi ta\u015f\u0131mamalar\u0131,\ndolay\u0131s\u0131yla toplum d\u00fczeninin sa\u011flanmas\u0131 d\u00fc\u015f\u00fcncesiyle, ta\u015f\u0131nmaz\u0131 sat\u0131n alan\nki\u015finin iyiniyetinin korunmas\u0131 ilkesi kabul edilmi\u015ftir. Belirtilen ilke,\nTMK\u2019n\u0131n 1023.maddesinde aynen \u201ctapu k\u00fct\u00fc\u011f\u00fcndeki tescile iyiniyetle dayanarak\nm\u00fclkiyet veya bir ba\u015fka ayni hak kazanan \u00fc\u00e7\u00fcnc\u00fc ki\u015finin bu kazan\u0131m\u0131 korunur\u201d\n\u015feklinde h\u00fckme ba\u011flanm\u0131\u015ft\u0131r. Ayn\u0131 ilke tamamlay\u0131c\u0131 madde niteli\u011findeki\n1024.maddede \u201cbir ayni hak yolsuz olarak tescil edilmi\u015f ise, bunu bilen veya bilmesi\ngereken \u00fc\u00e7\u00fcnc\u00fc ki\u015fi bu tescile dayanamaz\u201d bi\u00e7iminde vurgulanm\u0131\u015ft\u0131r. Ne var ki,\ntapulu ta\u015f\u0131nmazlar\u0131n intikallerinde huzur ve g\u00fcveni koruma, toplum d\u00fczenini\nsa\u011flama u\u011fruna tapu kayd\u0131nda ismi ge\u00e7meyen ama as\u0131l malik olan\u0131n hakk\u0131 feda\nedildi\u011finden iktisapta bulunan ki\u015finin iyiniyetli olup olmad\u0131\u011f\u0131n\u0131n tam olarak\ntespiti b\u00fcy\u00fck \u00f6nem ta\u015f\u0131maktad\u0131r. Bu noktada ipotek alacakl\u0131s\u0131 bankalar, gerek Bankalar\u0131n Kredi \u0130\u015flemlerine \u0130li\u015fkin\nY\u00f6netmelik gerekse Bankalar\u0131n\nDe\u011ferleme Hizmeti Almalar\u0131 ve Bankalara De\u011ferleme Hizmeti Verecek Kurumlar\u0131n\nYetkilendirilmesi ve Faaliyetleri Hakk\u0131nda Y\u00f6netmelik ile birlikte\nasgari \u015fartlar\u0131 sa\u011flayarak, ticaret hayat\u0131n\u0131n ve bankac\u0131l\u0131k uygulamas\u0131n\u0131n\ny\u00fck\u00fcml\u00fcl\u00fcklerine uygun kredi s\u00f6zle\u015fmeleri ve ipotek tesisleri sa\u011flad\u0131klar\u0131\ntakdirde, ipotek tesis edilen ta\u015f\u0131nmazlar\u0131n t\u00fcketicilere \u00e7e\u015fitli sat\u0131\u015f vaadi ve\n\u00f6n s\u00f6zle\u015fmelerle sat\u0131\u015f\u0131n\u0131n yap\u0131ld\u0131\u011f\u0131n\u0131n bilmedi\u011fini ileri s\u00fcrmesi imkans\u0131z\nolacakt\u0131r.<\/p>\n\n\n\n

Ta\u015f\u0131nmaz\nsat\u0131\u015f vaadi s\u00f6zle\u015fmesi, tam iki tarafa bor\u00e7 y\u00fckleyen ve ki\u015fisel hak sa\u011flayan\ns\u00f6zle\u015fme t\u00fcr\u00fcd\u00fcr. Ge\u00e7erli bir sat\u0131\u015f vaadi, s\u00f6zle\u015fmedeki h\u00fck\u00fcmlere g\u00f6re yaln\u0131z\nbir tarafa veya her iki tarafa as\u0131l sat\u0131\u015f s\u00f6zle\u015fmesinin yap\u0131lmas\u0131n\u0131 isteme\nhakk\u0131 verir. Bu bak\u0131mdan, sat\u0131\u015f vaadi, al\u0131m hakk\u0131 sa\u011flayan al\u0131m s\u00f6zle\u015fmesinden\nfarkl\u0131d\u0131r. Al\u0131m s\u00f6zle\u015fmesi hak sahibine tek tarafl\u0131 bir beyanla sat\u0131\u015f\nili\u015fkisini kurma yetkisi verirken, sat\u0131\u015f vaadi taraflara sat\u0131\u015f s\u00f6zle\u015fmesinin\nyap\u0131lmas\u0131n\u0131 isteme hakk\u0131m vermektedir. Al\u0131m hakk\u0131 kullan\u0131l\u0131nca bir sat\u0131\u015f ili\u015fkisi\nkurulup, muhatap, ta\u015f\u0131nmaz\u0131n m\u00fclkiyetini devir borcu alt\u0131na girdi\u011fi halde,\nsat\u0131\u015f vaadinde taraflar i\u00e7in bir sat\u0131\u015f s\u00f6zle\u015fmesi yapma borcu do\u011fmaktad\u0131r. Ta\u015f\u0131nmaz\nsat\u0131\u015f vaadi s\u00f6zle\u015fmesine dayanan tescil isteminin h\u00fck\u00fcm alt\u0131na al\u0131nabilmesi\ni\u00e7in s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan bedel \u00f6denmi\u015f olmal\u0131d\u0131r. Bedel hi\u00e7 \u00f6denmemi\u015f\nveya bedelden \u00f6denmeyen bir k\u0131s\u0131m var ise, bu bedel TBK\u2019n\u0131n 97. maddesi\nuyar\u0131nca daval\u0131 ad\u0131na depo ettirilmelidir.(TBK m.97)  Vaat\nalacakl\u0131s\u0131, ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi ile m\u00fclkiyet devir borcu y\u00fcklenen\nsat\u0131c\u0131dan edim yerine getirilmedi\u011finde a\u00e7aca\u011f\u0131 tescile zorlama davas\u0131 ile borcun\nh\u00fckmen yerine getirilmesini isteyebilir.
<\/p>\n","protected":false},"excerpt":{"rendered":"

Av. \u00c7i\u011fdem \u00c7avu\u015fo\u011flu Av. Simge Hazal Poyraz \u00d6Z Ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi uygulamada \u00e7ok s\u0131k ba\u015fvurulan bir s\u00f6zle\u015fmedir. Uygulamada s\u0131kl\u0131kla ta\u015f\u0131nmaz sahibi olmak isteyen kimselerin ba\u015fvurmu\u015f oldu\u011fu y\u00f6ntemlerden biri de ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi ile ta\u015f\u0131nmaz sahibi olmakt\u0131r. Taraflar baz\u0131 durumlarda ta\u015f\u0131nmaz sat\u0131\u015f\u0131n\u0131 o an \u015fartlar ger\u00e7ekle\u015fmedi\u011fi i\u00e7in yapmak istemeyebilirler. \u00d6n \u00f6demeli konut sat\u0131\u015flar\u0131nda taraflar aralar\u0131nda ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmesi yaparlar. Ancak ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmelerinin uygulanmas\u0131nda baz\u0131 problemler ya\u015fanmakta olup s\u00f6zle\u015fmenin bir taraf\u0131n\u0131n edimini yerine getirmekten imtina etmesi sebebiyle di\u011fer taraf genellikle tescile zorlama davas\u0131 yolu ile m\u00fclkiyet hakk\u0131 kazanmaktad\u0131r. \u00d6zellikle son y\u0131larda in\u015faat sekt\u00f6r\u00fcnde ortaya \u00e7\u0131kan ekonomik kriz…<\/p>\n","protected":false},"author":1,"featured_media":3337,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[93],"tags":[],"_links":{"self":[{"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/posts\/3336"}],"collection":[{"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/comments?post=3336"}],"version-history":[{"count":0,"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/posts\/3336\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/media\/3337"}],"wp:attachment":[{"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/media?parent=3336"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/categories?post=3336"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/senellaw.com\/wp-json\/wp\/v2\/tags?post=3336"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}