{"id":7353,"date":"2025-10-17T08:13:01","date_gmt":"2025-10-17T08:13:01","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&p=7353"},"modified":"2025-10-17T08:13:05","modified_gmt":"2025-10-17T08:13:05","slug":"ticari-mulklerde-gecekondu-yapiyorum","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/tr\/icgoruler\/ticari-mulklerde-gecekondu-yapiyorum\/","title":{"rendered":"Gecekondu mu yapmal\u0131y\u0131m? - Ticari M\u00fclklerdeki Gecekondular\u00a0"},"content":{"rendered":"

A nightmare scenario many landlords fear is squatters breaking into their commercial premises<\/a>, settling, and refusing to vacate without a court order.   <\/p>\n\n\n\n

 Bir\u00e7ok i\u015fgalci genellikle ne yapt\u0131klar\u0131n\u0131 ve haklar\u0131n\u0131 bilir. Ev sahipleri, i\u015fgalcilerin kap\u0131ya bir t\u00fcr bildirim yap\u0131\u015ft\u0131rd\u0131klar\u0131n\u0131 g\u00f6rebilirler.\u2018BU KONUT DI\u015eI B\u0130R B\u0130NADIR - B\u00f6l\u00fcm 144 LAPSO ge\u00e7erli DE\u011e\u0130LD\u0130R<\/em>\u2019 – and they\u2019d be right<\/a>.  <\/p>\n\n\n\n

Ev sahiplerinin se\u00e7enekleri nelerdir?<\/strong> <\/h2>\n\n\n\n

The first port of call for most landlords is, naturally, to call the police. However, most find that the police will<\/a> not get involved unless what\u2019s known as an \u2018interim possession order\u2019 (\u201cIPO\u201d) has been obtained from the court. An IPO carries a penal notice that allows the police to remove the squatters if they have not vacated the \u00f6zellik<\/a> within 24 hours of the order having been made and served on the squatters. The Squatters could therefore be arrested<\/a> and face criminal<\/a> punishment such as fines, or even imprisonment, if they do not vacate.   <\/p>\n\n\n\n

So, a landlord<\/a> can either initiate possession proceedings against trespassers in the \u2018standard\u2019 fashion, or, if they meet the criteria, seek an IPO. If they seek an IPO, they must act fast as the application must be made within 28 days of knowledge<\/a> of the squatting. <\/p>\n\n\n\n

Yasal test<\/strong> <\/h2>\n\n\n\n

 Halka arz sadece a\u015fa\u011f\u0131daki durumlarda verilebilir: <\/p>\n\n\n\n

(1)\u00a0the claimant is only seeking possession. A claimant cannot seek an IPO if there is a claim for another<\/a> remedy<\/a> (e.g. damages); and<\/em>\u00a0<\/p>\n\n\n\n

(2) talep sahibinin derhal zilyetlik hakk\u0131na sahip olmas\u0131 ve yasad\u0131\u015f\u0131 i\u015fgal s\u00fcresi boyunca b\u00f6yle bir hakka sahip olmas\u0131; ve\u00a0\u00a0<\/em>\u00a0<\/p>\n\n\n\n

(3)\u00a0the defendants<\/a> entered the premises as trespassers.\u00a0<\/em>\u00a0<\/p>\n\n\n\n

A common misconception is that the legal test for ti\u0307cari\u0307 m\u00fclk<\/a> owners obtaining an IPO is the same as obtaining a standard<\/a> possession order against trespassers – after all, a squatter is a trespasser, and to obtain an IPO, the individuals in question have to have entered the property as trespassers (as above). <\/p>\n\n\n\n

Ancak durum b\u00f6yle de\u011fildir. \u0130zinsiz girenlere kar\u015f\u0131 standart bir zilyetlik emri almak i\u00e7in (bu emre uyulmamas\u0131 halinde ayn\u0131 cezai yapt\u0131r\u0131mlar uygulanmaz), ev sahibinin yaln\u0131zca zilyetlik hakk\u0131na sahip olmas\u0131 gerekir (acil bir hak de\u011fil). IPO almak i\u00e7in b\u00f6yle bir durum s\u00f6z konusu de\u011fildir.   <\/p>\n\n\n\n

An\u0131nda m\u00fclkiyet hakk\u0131 ve olas\u0131 sorunlar<\/strong> <\/h2>\n\n\n\n

An immediate right to possession means one can claim a full right to possession and there are no superseding legal interests that stand<\/a> in their way. <\/p>\n\n\n\n

Kay\u0131t bo\u015fluklar\u0131<\/strong> <\/h2>\n\n\n\n

Bir ev sahibinin kar\u015f\u0131la\u015fabilece\u011fi olduk\u00e7a \u00f6ng\u00f6r\u00fclebilir bir sorun, bir m\u00fclk\u00fc sat\u0131n almas\u0131 ve yeniden kiraya vermeden \u00f6nce hemen tadilat ve tamirat i\u015flerini \u00fcstlenmesidir. \u0130n\u015faat alan\u0131 gibi g\u00f6r\u00fcnen ve tam olarak g\u00fcvence alt\u0131na al\u0131nmam\u0131\u015f, tadilat i\u015flerine tabi olan bo\u015f ticari m\u00fclkler, gecekonducular i\u00e7in ba\u015fl\u0131ca hedeflerdir.  <\/p>\n\n\n\n

The issue a landlord might face is that it can take many, many months for HMLR to complete the application to register the landlords proprietorship. During this period, known as a registration gap, the landlord is the beneficial<\/a> owner of the property and do not hold an immediate right to possession, until the registration is completed (and the registration gap ends) at which point they become the legal registered owner.  <\/p>\n\n\n\n

Bu durumda, mahkeme muhtemelen tescilin tamamland\u0131\u011f\u0131n\u0131 g\u00f6rmek isteyecektir, bu nedenle Davac\u0131lar\u0131n tescil i\u00e7in herhangi bir ba\u015fvuruyu h\u0131zland\u0131rmalar\u0131 ve en az\u0131ndan duru\u015fma g\u00fcn\u00fcnde g\u00fcncellenmi\u015f HMLR ofis kopyalar\u0131n\u0131 sunmaya haz\u0131r olmalar\u0131 \u00e7ok \u00f6nemlidir. Bu yap\u0131lmazsa, hakimin tescilli mal sahibinin derhal zilyetlik hakk\u0131na sahip tek taraf oldu\u011fu g\u00f6r\u00fc\u015f\u00fcn\u00fc benimsemesi riskiyle kar\u015f\u0131 kar\u015f\u0131ya kal\u0131rlar ve talep ba\u015far\u0131s\u0131z olabilir.  <\/p>\n\n\n\n

Kiralamalar<\/strong> <\/h2>\n\n\n\n

What often precedes vacant possession is the surrender of a Lease<\/a>. Similarly with registration gaps, it can take HMLR many months to complete an application to remove the Lease from the register. In this instance, the court may consider the Landlord does not have the right to immediate possession and in fact it is the Lessee with this right. Again, it is vital the Landlord expedites any application to remove the Lease from the title or risk the judge taking this view. <\/p>\n\n\n\n

Sonu\u00e7<\/strong> <\/h2>\n\n\n\n

IPO\u2019s are brilliant tools for removing<\/a> squatters quickly, however Landlords need to act fast and ensure they hit the procedural<\/a> requirements<\/a>. The penal notice IPO\u2019s carry mean judges can often take an even more cautious approach to that of standard possession claims<\/a>, so Landlords need to make sure everything is in place, and they are satisfied of their immediate right to possession. <\/p>\n\n\n\n

Further, the IPO is only (by name) an interim order, and the possession order is not made final until the return date. As part of the prescribed form of application and witness statement, Landlords will give a number<\/a> of undertakings \u2013 another distinct difference from the standard possession route \u2013 of which includes undertakings not to re-let or damage the property until the possession claim has been decided. Landlords therefore need to ensure they are not breaching any of the undertakings they have given in this interim period, and it is advisable they see the process through to a final order to avoid doubt, even in the event the squatters vacate following the IPO. <\/p>\n\n\n\n

For any further information, or if you are a landlord who finds themselves in a situation where squatters have settled in your property, please reach out to the team<\/a>: Harry Medway at h.medway@rfblegal.co.uk<\/a>, Rudi Ramdarshan r.ramdarshan@rfblegal.co.uk<\/a>, Ben Frost b.frost@rfblegal.co.uk<\/a> veya Victoria Huxley'den v.huxley@rfblegal.co.uk<\/a>. <\/p>\n\n\n\n

Harry Medway taraf\u0131ndan yaz\u0131ld\u0131. <\/p>","protected":false},"author":12,"featured_media":7354,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[62],"tags":[34,28],"class_list":["post-7353","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-commercial-litigation","tag-exeter-office","tag-solicitors-barristers-conveyencers"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t\n\t\n\t\n\t\n\t\n\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t