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North Cyprus Property | Off to Famagusta to Help More Victims

WITHOUT PREJUDICE

Hak, Agile and I made the journey to Famagusta yesterday to see more property scam victims. Agile and I gave freely of our time, Hak gave freely time and of his expert advice. These were Turkish Cypriot and Turkish with a very nice German lady acting as liaison.  It was the same old tale of promises made and promises broken, a bad developer and of course a Bank.

Every day brings new victims but sadly the same old problems. I really do not think we have begun to see the numbers of such cases. It is a blot on north Cyprus but sadly those who could and should have monitored the Building and Marketing of such properties just do not want to take responsibility. So an amateur like me and a professional like Hak are trying in our own way to help.

I will say though that one of the main characters in this latest fiasco is a former head of the Constructors Union, a former Director of Aga Construction Limited and is now cowering in the ROC having submitted a case in the ROC courts against Turkey because he was sold a Hotel on Greek owned land. Is there a bigger hypocrite on the face of this planet?

I do not intend to go into details of yesterday’s case except to say, those that are suffering the consequences of others actions are in no way to blame.

This is an explanation of Mortgage Law 11/78

According to section 21, of the TRNC Mortgage Law (No.11/78) a creditor when putting a mortgage on a property is obliged to search the property and declare the rights of other people on it. This rule of law means that the rights of other people on the property remain valid and should be respected. It further means that a mortgage covers only what is mentioned on the mortgage certificate and may not cover the houses or rights of other people not mentioned on the certificate. Only when a house is mentioned on the mortgage certificate, and the consent of the purchaser is obtained, can the rights of the purchaser be affected. Therefore according to the correct interpretation of the Mortgage Law, unless his house is mentioned in the mortgage certificate and his consent is obtained, the rights of a homebuyer remain intact. This principle brings us to the conclusion that in all other occasions sale contracts remain valid and have priority to the mortgage.

Unfortunately in TRNC, this clear rule of law is ignored by some local banks. They claim that when they put a mortgage on a property and declare that it is a bare land, houses on that land are also included in the mortgage. Following this logic, they claim that everything already built on the land, or going to be built later, will automatically become theirs. They insist that this illegal interpretation should be accepted by Courts. So that they can grab the houses of innocent people through mortgaging the lands on which houses are built on. This attempt is not only illegal but amounts to larceny in many countries of the world.

Yasal sorunun özü

KKTC İpotek Yasası (No. 11/78) ın 21 inci maddesine göre bir taşınmaz mal üzerine ipotek koyan alacaklının o taşınmaz mal üzerinde araştırma yapması ve üçüncü kişilerin haklarını ipotek takririne kaydetmesi gerekir. Yasanın bu hükmü ipotek konurken ipotekli mal üzerinde diğer kişilerin haklarının geçerli kalacağını ve bu haklara saygı duyulması gerektiğini ifade eder. Bu hüküm ayrıca bir ipoteğin sadece ipotek takririnde belirtilen malları kapsadığını ve ipotek takririnde belirtilmeyen mallarla hakları kapsamadığı anlamına gelir. Buna göre ev satın alan bir kişinin haklarının etkilenebilmesi için satılan evin ipotek takririnde belirtilmesi ve satın alan kişinin rıza göstermesi gereklidir. Bu durumda ipotek takririnde satılan malın belirtilmediği ve satın alanın rızasının alınmadığı tüm durumlarda sözleşme geçerli olmaya devam eder ve sözleşmenin ipoteğe göre önceliği olur.

Yasanın bu açık hükmüne rağmen maalesef KKTC de bazı yerel bankalar bu hükmü göz ardı etmektedirler. Bir taşınmaz mal üzerine ipotek koyup boş tarla olduğunu beyan ettikten sonra o tarla üzerindeki tüm evlerin ipoteğe dahil olduğunu iddia etmektedirler. Bu görüşten hareketle ipotekli tarla üzerinde yapılmış ve yapılacak olan evlere otomatik olarak sahip olmaya çalışmaktadırlar. Yasanın bu kabul edilemeyecek yorumunu mahkemelere kabul ettirme gayreti içindedirler. Böylece iyi niyetli saf insanların evlerini ipotek yöntemiyle gasp etmek istemektedirler. Dünyanın bir çok ülkesinde böyle bir girişim sadece yasa dışı ve geçersizolmayıp hırsızlık olarak da nitelenmektedir.

Mortgage law 11/78 section 21, will it be relevant in this case?

Time will tell but as usual a very long time.

Anon

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