Investigation of real-estate legislation related to land property administration

The land is the main element for human activities. For this reason, human beings, since the very beginning of their existence, were nested with the land. The human-land relations which have a dynamic structure with the effect of global directors necessitated the ownership of the lands and administration of it effectively in time and therefore the topic of the administration of real-estate property is brought to agenda at present. There have been various legal regulations made in several times with respect to the administration of immovable property and it evolved into its present structure via various organizational structures put into force. Both in the past and at present date, the studies in the field of immovable property were under the direct influences of the legal regulations of the time and the amendments in the content and the structure of the legislations directly affected the success of the studies concerning on the property administration. In this sense, the ability of the accurate recordings and the administration of the real-estate property which takes an important place in communal life are only possible with having effectively structured legal regulations towards the land property. The first applications regarding the administration of real-estate property in our country were conducted with the registries of the agricultural lands, which complied the agricultural products with the military service in ancient Turkish communities and in the era of Ottoman Empire. Besides, the land registry and cadastre were executed by the regulations of the time. On the other hand, in republican era, the first applications of cadastre were put into force via the Cadastre Law No.658 (date of entrance: 22.04.1925) which aimed at determination of the properties and the borders of the immovable assets, identification of their categories in regard to their locations and economical conditions. In 15.12.1934, the Cadastre and Land Registry Law No. 2613 was put into force with the aim of having resolutions for the legal and technical problems encountered during the execution of the Law No.658 and for the establishment of a compatible law with Land Registry Statute which entered into force at 1930, as well. With the afore-mentioned Law, all the lands of the country without any discrimination between the cities and the villages, were aimed at being subjected to cadastre and the missions with respect to taxation of the immovable assets and the valuation were excluded from the cadastre applications. The Land Registration Law No.5602 were put into force in 15.03.1950 in order to provide faster cadastre application in rural areas and in time this Law modified with Land Registration Law No.509 which entered into force in 17.07.1964 and also with Land Registration Law No.766 which entered into force in 26.08.1966. In republican era, the cadastre applications since 1925 evolved into two distinct applications named as registry and cadastre with the entrance of Law No.5602 in 1950 and it caused disintegration in the applications which actually serve for one ultimate aim. In order to solve this problem and gather the rulings of cadastre under a single roof of law, the Cadastre Law No.3402 were put into force in 09.07.1987. At present, in Turkey, all regulations with respect to the topic, acquisition, loss, content and restraints of real-estate property were put into force via Turkish Civil Code No.4721 and date 08.12.2001; the principles related to the records of the land registers serving for the acquisition of the immovable property and to the regular entries of these land records were ensured by Land Registry Regulation which entered into force on the basis of the Law No.4721 and which was promulgated at 17.08.2013; and finally the rules over cadastral works which aim at posting these properties into the cadastral plans determining their metes and bounds for the registration of these properties in land registers were set in Cadastral Law No.3402. In addition to these regulations, there are other laws entered into force at various times in terms of properties with distinct qualifications like state-owned properties and the properties of the institutions and many regulations, directives, circulars and mandates were promulgated for the execution of these laws, as well. As it is seen, various legislations over the administration of the immovable property were put into force throughout the history and the changes in the content and in the structure of each new legislation directly affected the success of the studies on the administration of immovable property. Therefore, it is understood that the ability of the accurate recordings and the administration of the real-estate property which takes an important place in communal life is only possible with having effectively structured legal regulations towards the land property. In this study, the real-estate property legislation related to land property administration in Turkey was comprehensively analyzed, the legal regulations towards the land registry and cadastre which provide the basis for immovable property were determined, and lastly the basic problems faced in practice were set forth by a detail examination of the certain laws and regulations, directives, circulars related to cadastral legislation. The analytical approaches were proposed for the amelioration and the accurate application of the legislation on behalf of resolving these problems. Taking the real-estate land property legislation related to the administration of property in Turkey, particularly its dimension of land registry and cadastre into consideration; it is observed that there are 40 laws in regard to title legislation, 12 laws about cadastre legislation, 6 regulations with respect to land registry and cadastre, and approximately 40 directives and 100 circulars being in force. As it could be understood from these numerical data, the legislation of the immovable property with respect to administration of the property seems having a fragmented and disorganized structure in Turkey, and the basic reason behind this fact is that the legal regulations were framed in time with the aim of meeting the needs in an annexing manner rather than in an integrated approach. On the other hand, it is observed that the legal regulations about the administration of immovable property were prepared and framed in a non-pluralistic fashion, and without considering the long term outputs and without receiving expert opinions and as a result, each and every legal regulations contain various problems within themselves and these laws which do not have reliable basis gradually have become out of date. Moreover, it is seen that there are multiple institutions dealing with property administration which have been authorized by distinct laws but which have activities in the same scope; and these institutions administer practices based on the circulars and the mandates deriving from their own needs and therefore there is no practical unity among these institutions and there occurs many problems particularly with respect to the works which shall be implemented jointly. In conclusion, the legal regulations concerning on the administration of immovable property were framed in a non-pluralistic fashion and with the aim of just meeting the needs occurred in time or finding a solution to the problems on a short term basis; and consequently it is observed that there occurs legislations which are not able to feed our current needs back, which contain various problems within themselves and which are highly fragmented and disorganized. Besides, due to the fact that the data which are produced as a result of "registry" and "cadastre" studies which take on a task in the formation of immovable property, are not in line with the qualifications required in present conditions and which are noncurrent or which are registered incorrectly; it is argued that these data do not possess the structure which could be used as the base for the studies concerning on the administration of immovable property. For this reason, re-handling the legal regulations about the administration of immovable property is required in an effective and integrated fashion, in a pluralistic approach and in a manner that could meet the current needs as well as is necessary to update the data of "registry" and "cadastre" and form quality-control mechanisms for the purpose of verifying the accuracy of these data which provide the basis for studies in the field of immovable property.