Having multiple owners of a real estate (joint ownership) or holding property through inheritance (co-ownership) can lead to disputes regarding the use and disposal of the asset. Dissolution of Partnership (Izale-i Shuyu) is the definitive solution to terminate this co-ownership.

How is the Partnership Terminated?

The court first examines whether the property is physically divisible. Two primary methods are applied:

• Partition in Kind (Physical Division): If the size, zoning status, and number of shareholders are suitable, the property is divided into parts, and each partner receives individual ownership of a section.
• Dissolution by Sale: If physical division is not possible (which is common), the property is sold via public auction through the execution office, and the proceeds are distributed among the shareholders in proportion to their shares.

Critical Details of the Process

• Right to Sue: Any shareholder can request the dissolution of the partnership at any time without requiring the consent of other partners.
• Preparation for Sale: Court-appointed experts determine the current market value of the property.
• Priority Right: The sale is generally open to the public; however, if all shareholders unanimously agree, the court may decide to limit the sale to the partners only.

Particularly in cases involving foreign heirs, managing the liquidation of rights over real estate in Turkey and converting shares into cash requires expert legal support to ensure the process is completed swiftly and without loss of rights.