{"id":145,"date":"2020-10-14T00:08:27","date_gmt":"2020-10-13T21:08:27","guid":{"rendered":"https:\/\/esmeraylaw.com\/tr\/?p=145"},"modified":"2021-02-21T00:12:48","modified_gmt":"2021-02-20T21:12:48","slug":"kat-karsiligi-insaat-sozlesmesinde-insaati-yapmayan-muteahhidin-arsa-payi-satmasi-iptal-edilebilir","status":"publish","type":"post","link":"https:\/\/esmeraylaw.com\/tr\/kat-karsiligi-insaat-sozlesmesinde-insaati-yapmayan-muteahhidin-arsa-payi-satmasi-iptal-edilebilir\/","title":{"rendered":"Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi-\u0130n\u015faat\u0131 Yapmayan M\u00fcteahhidin Arsa Pay\u0131 Satmas\u0131 \u0130ptal Edilebilir"},"content":{"rendered":"

[vc_row][vc_column][vc_column_text]Hukuk Genel Kurulu Karar\u0131<\/strong><\/p>\n

Esas No: 2018\/240<\/strong><\/p>\n

Karar No: 2020\/43<\/strong><\/p>\n

\u00a0<\/strong><\/p>\n

“\u0130\u00e7tihat Metni”<\/strong><\/p>\n

MAHKEMES\u0130: Asliye Hukuk Mahkemesi <\/strong><\/p>\n

1<\/strong>. Taraflar aras\u0131ndaki \u201cs\u00f6zle\u015fmenin feshi, tapu iptal ve tescil\u201d davas\u0131ndan dolay\u0131 yap\u0131lan yarg\u0131lama sonunda, Bak\u0131rk\u00f6y 11. Asliye Hukuk Mahkemesince verilen davan\u0131n k\u0131smen kabul\u00fcne ili\u015fkin karar davac\u0131 vekili ve daval\u0131 … vekili taraf\u0131ndan temyiz edilmesi \u00fczerine Yarg\u0131tay 23. Hukuk Dairesince yap\u0131lan inceleme sonunda bozulmu\u015f, Mahkemece \u00d6zel Daire bozma karar\u0131na kar\u015f\u0131 direnilmi\u015ftir.<\/p>\n

2<\/strong>. Direnme karar\u0131 davac\u0131 vekili taraf\u0131ndan temyiz edilmi\u015ftir.<\/p>\n

3<\/strong>. Hukuk Genel Kurulunca dosyadaki belgeler incelendikten sonra gere\u011fi g\u00f6r\u00fc\u015f\u00fcld\u00fc.<\/p>\n

I. YARGILAMA S\u00dcREC\u0130 <\/strong><\/p>\n

Davac\u0131 \u0130stemi: <\/strong><\/p>\n

4<\/strong>.<\/strong> Davac\u0131 vekili 12.03.2008 har\u00e7 tarihli dava dilek\u00e7esinde; m\u00fcvekkili ile daval\u0131 … aras\u0131nda 16.05.1992 tarihli adi yaz\u0131l\u0131 \u201cDaire Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi\u201d ba\u015fl\u0131kl\u0131 s\u00f6zle\u015fme ile m\u00fcvekkilinin maliki bulundu\u011fu 1121 Ada 18 Parsel say\u0131l\u0131 ta\u015f\u0131nmaz \u00fczerindeki in\u015faat yap\u0131m\u0131n\u0131n daval\u0131 … taraf\u0131ndan \u00fcstlenildi\u011fini, m\u00fcvekkilinin bu s\u00f6zle\u015fmeye dayanarak ta\u015f\u0131nmazdaki hissesini daval\u0131 …\u2019a devir ve temlik etti\u011fini, kar\u015f\u0131l\u0131\u011f\u0131nda da daval\u0131 y\u00fcklenicinin binay\u0131 anahtar teslimi olarak m\u00fcvekkiline teslim etmeyi taahh\u00fct etti\u011fini, daval\u0131 y\u00fcklenicinin hisseli olan dava konusu ta\u015f\u0131nmaz \u00fczerinde s\u00f6zle\u015fme gere\u011fince edimini ifa etmedi\u011fini, binan\u0131n ruhsat\u0131n\u0131n bulunmad\u0131\u011f\u0131n\u0131, 3194 say\u0131l\u0131 \u0130mar Kanunu\u2019na ayk\u0131r\u0131 olarak ka\u00e7ak yap\u0131 olu\u015fturuldu\u011funu, daval\u0131 y\u00fcklenicinin in\u015faat\u0131 yar\u0131m b\u0131rakt\u0131\u011f\u0131 gibi di\u011fer daval\u0131lara da ta\u015f\u0131nmazdan hisseler verdi\u011fini, daval\u0131lar\u0131n bir k\u0131sm\u0131n\u0131n sadece hissesi olup kar\u015f\u0131l\u0131\u011f\u0131nda ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc dahi olmad\u0131\u011f\u0131n\u0131, bu daval\u0131lar taraf\u0131ndan izaleyi \u015fuyu davas\u0131 a\u00e7\u0131ld\u0131\u011f\u0131n\u0131 ve ta\u015f\u0131nmaz\u0131n t\u00fcm\u00fcn\u00fcn sat\u0131\u015f i\u015flemlerine ba\u015flan\u0131ld\u0131\u011f\u0131n\u0131, daval\u0131n\u0131n ge\u00e7ersiz akit ile m\u00fcvekkilden devir ald\u0131\u011f\u0131 hissesinin ve yine y\u00fcklenicinin edimine halef olan y\u00fckleniciden pay alan di\u011fer daval\u0131lar\u0131n hi\u00e7bir \u015fekilde iyi niyet iddias\u0131n\u0131n dinlenemeyece\u011fini, y\u00fckleniciden pay alan di\u011fer daval\u0131lar\u0131n s\u00f6z konusu pay\u0131 hak edebilmelerinin y\u00fcklenicinin edimini s\u00f6zle\u015fme gere\u011fince ifas\u0131 ko\u015fuluna ba\u011fl\u0131 oldu\u011funu ileri s\u00fcrerek 16.05.1992 tarihli s\u00f6zle\u015fmenin feshine, daval\u0131 m\u00fcteahhidin s\u00f6zle\u015fme edimlerini yerine getirmeden di\u011fer daval\u0131lara devretmi\u015f oldu\u011fu pay\u0131n iptali ile m\u00fcvekkili ad\u0131na tesciline karar verilmesini talep etmi\u015ftir.<\/p>\n

Daval\u0131 Cevab\u0131: <\/strong><\/p>\n

5.1<\/strong>.<\/strong> Daval\u0131 … 02.03.2009 tarihli cevap dilek\u00e7esinde; sa\u011fl\u0131k sorunlar\u0131 ve maddi s\u0131k\u0131nt\u0131lar sebebiyle in\u015faat\u0131 tamamlayamad\u0131\u011f\u0131n\u0131, kendisinden daire alanlar\u0131n t\u00fcm\u00fcn\u00fcn paras\u0131n\u0131 iade etmesine ra\u011fmen yaz\u0131l\u0131 bir belge vermedikleri gibi tapular\u0131n\u0131 da iade etmediklerini belirterek davan\u0131n reddini savunmu\u015ftur.<\/p>\n

5.2<\/strong>. Daval\u0131 … vekili 20.10.2008 havale tarihli cevap dilek\u00e7esinde; davac\u0131n\u0131n amac\u0131n\u0131n a\u00e7\u0131lan izaleyi \u015f\u00fcyu davas\u0131 ile k\u0131ymet takdiri sonucu yap\u0131lacak olan sat\u0131\u015f\u0131 engellemek oldu\u011funu, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin gerekli olan \u015fekil \u015fartlar\u0131n\u0131 ta\u015f\u0131mad\u0131\u011f\u0131n\u0131, davan\u0131n zamana\u015f\u0131m\u0131na u\u011frad\u0131\u011f\u0131n\u0131 belirterek davan\u0131n reddini istemi\u015ftir.<\/p>\n

5.3<\/strong>. Daval\u0131 … vekili 05.11.2009 havale tarihli davaya ve bilirki\u015fi raporuna beyan dilek\u00e7esinde; yap\u0131ld\u0131\u011f\u0131 belirtilen adi yaz\u0131l\u0131 s\u00f6zle\u015fme tarihinde davac\u0131n\u0131n dava konusu ta\u015f\u0131nmazda hissesinin bulunmad\u0131\u011f\u0131n\u0131 ve malik s\u0131fat\u0131n\u0131n olmad\u0131\u011f\u0131n\u0131, davac\u0131n\u0131n 1121 Ada 18 parsel say\u0131l\u0131 ta\u015f\u0131nmazdaki 602\/2400 hisseyi sat\u0131\u015f yoluyla 27.09.2000 tarihinde edindi\u011fini, s\u00f6zle\u015fmenin \u015fekil \u015fartlar\u0131n\u0131 ta\u015f\u0131mad\u0131\u011f\u0131ndan ge\u00e7ersiz oldu\u011funu, davac\u0131n\u0131n amac\u0131n\u0131n Bak\u0131rk\u00f6y 9. \u0130cra Dairesinin yapaca\u011f\u0131 sat\u0131\u015f\u0131 engellemek oldu\u011funu, tapuya verilmi\u015f bir \u015ferh bulunmad\u0131\u011f\u0131ndan davac\u0131n\u0131n iyiniyetli hareket etti\u011finden bahsedilemeyece\u011fini, 4721 say\u0131l\u0131 T\u00fcrk Medeni Kanunu\u2019nun (TMK) 1023. maddesi gere\u011fince dava d\u0131\u015f\u0131 \u0130dris Bay\u0131r\u2019dan sat\u0131\u015f yoluyla iktisap edilen ayni hakk\u0131n iptalini ve davac\u0131 ad\u0131na tescilini talep etmenin hukuken m\u00fcmk\u00fcn olmad\u0131\u011f\u0131n\u0131 belirterek davan\u0131n reddini savunmu\u015ftur.<\/p>\n

5.4<\/strong>. Daval\u0131 … duru\u015fmadaki beyan\u0131nda davan\u0131n reddini savunmu\u015ftur.<\/p>\n

5.5<\/strong>. Di\u011fer daval\u0131lar usul\u00fcne uygun yap\u0131lan tebligata ra\u011fmen cevap dilek\u00e7esi sunmam\u0131\u015f ve duru\u015fmalara kat\u0131lmam\u0131\u015ft\u0131r.<\/p>\n

\u0130lk Derece Mahkemesi Karar\u0131:<\/strong><\/p>\n

6<\/strong>. Bak\u0131rk\u00f6y 11. Asliye Hukuk Mahkemesinin 01.06.2010 tarihli ve 2008\/87 E.,2010\/188 K. say\u0131l\u0131 karar\u0131 ile; al\u0131nan bilirki\u015fi raporuna g\u00f6re 16.05.1992 tarihli s\u00f6zle\u015fmeye istinaden yap\u0131 yapan m\u00fcteahhit …\u2019\u0131n projesiz, ruhsats\u0131z, i\u015flemsiz, ka\u00e7ak bina yaparak istisna akdinin gere\u011fini yerine getirmedi\u011fi, tamam\u0131 ka\u00e7ak olan binan\u0131n herhangi bir ekonomik de\u011ferinin bulunmad\u0131\u011f\u0131, s\u00f6zle\u015fmenin feshinin bu nedenle kabul\u00fcn\u00fcn gerekti\u011fi, davac\u0131n\u0131n bir talebinin de; daval\u0131 …\u2019\u0131n edimini yerine getirmeden kendisine devredilen ve di\u011fer daval\u0131lara devretti\u011fi hisselerin iptaline ili\u015fkin oldu\u011fu, m\u00fcteahhitten hisse alan ki\u015filerin TMK\u2019n\u0131n 2 ve 3. maddesindeki unsurlar\u0131 \u00f6zellikle aramas\u0131n\u0131n gerekti\u011fi, m\u00fcteahhidin edimini yerine getirip getirmeyece\u011fi hususunu \u00f6ng\u00f6rebilmeleri gerekti\u011finden, bu daval\u0131lar y\u00f6n\u00fcnden davan\u0131n kabul\u00fcn\u00fcn gerekti\u011fi, daval\u0131 … ve … a\u00e7\u0131s\u0131ndan yap\u0131lan incelemede ise, celp edilen resm\u00ee akit tablolar\u0131nda bu iki ki\u015finin dava d\u0131\u015f\u0131 \u0130dris Bay\u0131r isimli ki\u015fiden hisse ald\u0131klar\u0131 anla\u015f\u0131ld\u0131\u011f\u0131ndan TMK\u2019n\u0131n 2, 3 ve 1023. maddesinin bu daval\u0131lar lehine olu\u015ftu\u011fu, mahkemenin benzer bir dosyas\u0131nda, Yarg\u0131tay 15. Hukuk Dairesinin 20.07.2006 tarihli ve 2006\/3461 E., 2006\/4647 K. say\u0131l\u0131 ilam\u0131n\u0131n da bu y\u00f6nde oldu\u011fu, bu iki daval\u0131yla ilgili a\u00e7\u0131lan davan\u0131n ispat edilememesi nedeniyle reddi gerekti\u011fi gerek\u00e7eleri ile davan\u0131n k\u0131smen kabul\u00fcne; 16.05.1992 tarihli harici daire kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin feshine, davac\u0131n\u0131n … ve … aleyhlerine a\u00e7m\u0131\u015f oldu\u011fu davas\u0131n\u0131n ispat edilememesi nedeniyle reddine, di\u011fer daval\u0131lar y\u00f6n\u00fcnden a\u00e7\u0131lan tapu iptal ve tescil istemlerinin kabul\u00fcne karar verilmi\u015ftir.<\/p>\n

\u00d6zel Daire Bozma Karar\u0131:<\/strong><\/p>\n

7<\/strong>. Bak\u0131rk\u00f6y 11. Asliye Hukuk Mahkemesinin yukar\u0131da belirtilen karar\u0131na kar\u015f\u0131 s\u00fcresi i\u00e7inde davac\u0131 vekili ve daval\u0131 … vekili temyiz isteminde bulunmu\u015ftur.<\/p>\n

8<\/strong>. Yarg\u0131tay 23. Hukuk Dairesince 09.05.2012 tarihli ve 2012\/1909 E.,2012\/3453 K. say\u0131l\u0131 karar\u0131 ile;<\/p>\n

\u201c\u20261) Dosyadaki yaz\u0131lara, karar\u0131n dayand\u0131\u011f\u0131 delillerle gerektirici sebeplere, delillerin takdirinde bir isabetsizlik bulunmamas\u0131na g\u00f6re, daval\u0131 …’\u00fcn temyiz itirazlar\u0131 yerinde g\u00f6r\u00fclmemi\u015ftir.<\/p>\n

2) Davac\u0131n\u0131n temyiz itirazlar\u0131na gelince;<\/p>\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi uyar\u0131nca y\u00fcklenicinin s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan tapu paylar\u0131na hak kazanabilmesi i\u00e7in in\u015faat\u0131 s\u00f6zle\u015fmesine, plan ve projesi ile imar mevzuat\u0131na uygun bir \u015fekilde tamamlamas\u0131 gerekir. Dava konusu uyu\u015fmazl\u0131kta ise s\u00f6zle\u015fme konusu in\u015faat\u0131n ka\u00e7ak ve ruhsats\u0131z oldu\u011fu ve yasal h\u00e2le getirilmesinin de m\u00fcmk\u00fcn bulunmad\u0131\u011f\u0131 saptanm\u0131\u015f bulunmaktad\u0131r. Belirtilen yasal sebeple y\u00fcklenicinin herhangi bir tapu devrine hak kazand\u0131\u011f\u0131ndan bahsedilebilmesi m\u00fcmk\u00fcn de\u011fildir. \u0130n\u015faat\u0131n devam\u0131 s\u0131ras\u0131nda y\u00fckleniciye devredilen tapu paylar\u0131 ise avans niteli\u011finde olup, in\u015faat\u0131n ka\u00e7ak olmas\u0131 sebebiyle daha \u00f6nce tapuda yap\u0131lan pay devirlerinin hakl\u0131 bir dayana\u011f\u0131 kalmam\u0131\u015ft\u0131r. Y\u00fckleniciden pay devralan \u00fc\u00e7\u00fcnc\u00fc ki\u015filer de, tapu devirlerinin in\u015faat\u0131n usul\u00fcne uygun bi\u00e7imde ger\u00e7ekle\u015fmesi halinde ge\u00e7erlilik kazanaca\u011f\u0131n\u0131 bilmeleri gerekti\u011finden iyiniyetli olduklar\u0131n\u0131 ileri s\u00fcremezler. Bu durumda mahkemece, tapuda y\u00fckleniciden kayden pay temlik alan daval\u0131lar … ve …’e ait 4\/120’er tapu paylar\u0131n\u0131n da iptaline karar verilmesi gerekirken bu daval\u0131lara y\u00f6nelik tescil isteminin reddi do\u011fru olmam\u0131\u015f, h\u00fckm\u00fcn belirtilen sebeple bozulmas\u0131 uygun bulunmu\u015ftur\u2026\u201d gerek\u00e7esi ile karar bozulmu\u015ftur.<\/p>\n

Direnme Karar\u0131:<\/strong><\/p>\n

9<\/strong>.<\/strong> Dosya kendisine g\u00f6nderilen Bak\u0131rk\u00f6y 6. Asliye Hukuk Mahkemesinin 10.07.2014 tarihli ve 2014\/225 E.,2014\/355 K. say\u0131l\u0131 karar\u0131 ile; Yarg\u0131tay 15. Hukuk Dairesinin benzer bir olayda vermi\u015f oldu\u011fu 20\/07\/2006 tarihli ve 2006\/3461 E., 2006\/4647 K. say\u0131l\u0131 karar\u0131nda m\u00fcteahhit olan taraf\u0131n de\u011fil bunun d\u0131\u015f\u0131nda hisse sat\u0131n alan ki\u015filerin TMK 2 ve 3. maddeleri gere\u011fince iyi niyetli say\u0131ld\u0131\u011f\u0131, ayr\u0131ca bu ki\u015filerin TMK\u2019n\u0131n 1023. maddesi gere\u011fince tapunun alenilik ilkesine g\u00fcvenerek i\u015fbu dosyan\u0131n taraflar\u0131ndan olmayan \u0130dris Bay\u0131r\u2019dan hisse ald\u0131klar\u0131, \u0130dris Bay\u0131r\u2019\u0131n sat\u0131n ald\u0131\u011f\u0131 tarih ile satt\u0131\u011f\u0131 tarih aras\u0131nda 2 y\u0131l kadar s\u00fcre ge\u00e7ti\u011fi, bu iki daval\u0131n\u0131n iyi niyetli olduklar\u0131 kabul edilerek \u00f6nceki karar da direnilmesine, di\u011fer daval\u0131lar ile ilgili verilen \u00f6nceki karar z\u0131mnen kesinle\u015fmi\u015f oldu\u011fundan karar verilmesine yer olmad\u0131\u011f\u0131na karar verilmi\u015ftir.<\/p>\n

Direnme Karar\u0131n\u0131n Temyizi:<\/strong><\/p>\n

10<\/strong>. Direnme karar\u0131 s\u00fcresi i\u00e7inde davac\u0131 vekili taraf\u0131ndan temyiz edilmi\u015ftir.<\/p>\n

II. UYU\u015eMAZLIK<\/strong><\/p>\n

11<\/strong>. Direnme yolu ile Hukuk Genel Kurulu \u00f6n\u00fcne gelen uyu\u015fmazl\u0131k; adi yaz\u0131l\u0131 kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi uyar\u0131nca edimini yerine getirmeyen ve ka\u00e7ak in\u015faat yapan y\u00fcklenicinin, arsa pay\u0131n\u0131 satt\u0131\u011f\u0131 dava d\u0131\u015f\u0131 ki\u015fiden pay temlik alan daval\u0131lar … ve … lehine TMK\u2019n\u0131n 2, 3, 1023. maddelerinin uygulanma imk\u00e2n\u0131 bulunup bulunmad\u0131\u011f\u0131, burada var\u0131lacak sonuca g\u00f6re bu daval\u0131lara ait 4\/120’er tapu paylar\u0131n\u0131n iptaline karar verilmesinin gerekip gerekmedi\u011fi noktas\u0131nda toplanmaktad\u0131r.<\/p>\n

III. GEREK\u00c7E<\/strong><\/p>\n

12<\/strong>. Dava, s\u00f6zle\u015fmenin feshi ile tapu iptal ve tescil istemine ili\u015fkindir.<\/p>\n

13<\/strong>. Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 kat yap\u0131m s\u00f6zle\u015fmeleri, in\u015faat s\u00f6zle\u015fmelerinin bir t\u00fcr\u00fcd\u00fcr. Bu s\u00f6zle\u015fmelerde genel olarak, m\u00fcteahhit (y\u00fcklenici) kendi malzemesi ile yapaca\u011f\u0131 in\u015faattan bir b\u00f6l\u00fcm\u00fc arsa sahibine vermeyi y\u00fck\u00fcmlenmesine kar\u015f\u0131l\u0131k, arsa sahibi de \u00fczerinde in\u015faat yap\u0131lacak arsan\u0131n belli bir pay\u0131n\u0131 tapuda m\u00fcteahhit ad\u0131na intikal ettirmeyi taahh\u00fct eder. Bu suretle, m\u00fcteahhidin yap\u0131p teslim edece\u011fi daireler ve ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin bedel olarak kar\u015f\u0131l\u0131\u011f\u0131, arsa \u00fczerinden verilecek pay ile ayn\u00ee olarak \u00f6denmektedir. Bu t\u00fcr s\u00f6zle\u015fmelerde, m\u00fcteahhidin arsa sahibine verece\u011fi ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm veya b\u00f6l\u00fcmler, arsa sahibince tahsis edilecek arsa \u00fczerinde yap\u0131lacak in\u015faattan olabilece\u011fi gibi, m\u00fcteahhidin (y\u00fcklenicinin) bir ba\u015fka yerdeki in\u015faat\u0131ndan da olabilir. S\u00f6zle\u015fme bu \u00f6zelli\u011fine g\u00f6re, m\u00fcteahhit (y\u00fcklenici) y\u00f6n\u00fcnden in\u015faat yapmak y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fc, arsa sahibi y\u00f6n\u00fcnden ise, tapuda pay ge\u00e7irim taahh\u00fcd\u00fcn\u00fc i\u00e7erdi\u011finden, in\u015faat yapma ve sat\u0131\u015f vaadi olarak karma\u015f\u0131k, iki tipli bir nitelik ta\u015f\u0131maktad\u0131r (Kostako\u011flu, C.:\u0130\u00e7tihatl\u0131 \u0130n\u015faat Hukuku ve Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmeleri, \u0130stanbul, 2011, s.61).<\/p>\n

14<\/strong>. Karma nitelik ta\u015f\u0131yan arsa pay\u0131 devri kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat yap\u0131m s\u00f6zle\u015fmelerinde arsa sahibi ta\u015f\u0131nmazdaki bir b\u00f6l\u00fcm\u00fcn m\u00fclkiyetini y\u00fckleniciye ge\u00e7irmek vaadinde bulundu\u011fundan bu s\u00f6zle\u015fmenin resm\u00ee \u015fekilde yap\u0131lmas\u0131 davan\u0131n a\u00e7\u0131ld\u0131\u011f\u0131 tarihte y\u00fcr\u00fcrl\u00fckte bulunan ve somut uyu\u015fmazl\u0131k bak\u0131m\u0131ndan dikkate al\u0131nmas\u0131 gereken 818 say\u0131l\u0131 m\u00fclga Bor\u00e7lar Kanunu\u2019nun (BK) 213, 4721 say\u0131l\u0131 T\u00fcrk Medeni Kanunu\u2019nun (TMK) 706, Noterlik Kanunu’nun 60 ve 89.,Tapu Kanunu’nun 26. maddeleri gere\u011fince ge\u00e7erlilik ko\u015fuludur. Ancak, Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme B\u00fcy\u00fck Genel Kurulunun 30.09.1988 tarihli ve 1987\/2 E., 1988\/2 K. say\u0131l\u0131 karar\u0131nda belirtildi\u011fi gibi, baz\u0131 istisna h\u00e2llerin ger\u00e7ekle\u015fmesi durumunda, TMK\u2019n\u0131n 2. maddesi gere\u011fince zorunlu \u015fekil ko\u015fuluna uygun \u015fekilde yap\u0131lmayan kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi de taraflar\u0131 ba\u011flay\u0131c\u0131 nitelikte olabilmektedir. \u00d6ng\u00f6r\u00fclen bu \u015fekle uymaks\u0131z\u0131n imzalanan s\u00f6zle\u015fmelerin sonradan ge\u00e7erlilik kazanmas\u0131 i\u00e7in ya tapuda pay devrinin yap\u0131lm\u0131\u015f olmas\u0131 ya da ifan\u0131n tamamlanm\u0131\u015f olmas\u0131 gerekir. Yine, \u015fekil bak\u0131m\u0131ndan ge\u00e7ersiz olan bir kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesine g\u00f6re yap\u0131lan kar\u015f\u0131l\u0131kl\u0131 ve k\u0131smi ifada da taraflar\u0131n yapt\u0131klar\u0131 s\u00f6zle\u015fme ile ba\u011fl\u0131 olduklar\u0131 kabul edilmelidir.<\/p>\n

15<\/strong>. Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, tapulu ta\u015f\u0131nmaz\u0131n veya tapulu ta\u015f\u0131nmaz pay\u0131n\u0131n devrini i\u00e7ermesi nedeniyle kar\u015f\u0131 taraf\u0131n kabul\u00fc yoksa tek tarafl\u0131 olarak feshedilemez; feshe h\u00e2kim karar verir (Yavuz, N: T\u00fcrk Bor\u00e7lar Kanunu\u2019na G\u00f6re Eser Ve Hizmet S\u00f6zle\u015fmeleri, Ankara, 2011, s. 731).<\/p>\n

16<\/strong>. Hukukumuzda, ki\u015filerin sat\u0131n ald\u0131\u011f\u0131 \u015feylerin ileride kendilerinden al\u0131nabilece\u011fi endi\u015fesi ta\u015f\u0131mamalar\u0131, dolay\u0131s\u0131yla toplum d\u00fczenini sa\u011flamak d\u00fc\u015f\u00fcncesiyle, sat\u0131n alan ki\u015finin iyi niyetinin korunmas\u0131 ilkesi kabul edilmi\u015ftir. Bir tan\u0131mlama yapmak gerekirse, iyi niyetten maksat “hakk\u0131n do\u011fumuna engel olacak bir hususun, hak iktisap edilirken kusursuz olarak bilinmemesidir”. Belirtilen ilke, TMK\u2019n\u0131n 1023. maddesinde aynen “tapu k\u00fct\u00fc\u011f\u00fcndeki sicile iyi niyetle dayanarak m\u00fclkiyet veya ba\u015fka bir ayni hak kazanan \u00fc\u00e7\u00fcnc\u00fc ki\u015finin bu kazan\u0131m\u0131 korunur” \u015feklinde yer alm\u0131\u015f, ayn\u0131 ilke tamamlay\u0131c\u0131 madde niteli\u011findeki 1024. maddede; “Bir ayni hak yolsuz olarak tescil edilmi\u015f ise, bunu bilen veya bilmesi gereken \u00fc\u00e7\u00fcnc\u00fc ki\u015fi bu tescile dayanamaz” bi\u00e7iminde vurgulanm\u0131\u015ft\u0131r. Ne var ki; tapulu ta\u015f\u0131nmazlar\u0131n intikallerinde, huzur ve g\u00fcveni koruma, toplum d\u00fczenini sa\u011flama u\u011fruna, tapu kayd\u0131nda ismi ge\u00e7meyen ama as\u0131l malik olan\u0131n hakk\u0131 feda edildi\u011finden, iktisapta bulunan ki\u015finin iyi niyetli olup olmad\u0131\u011f\u0131n\u0131n tam olarak tespiti b\u00fcy\u00fck \u00f6nem ta\u015f\u0131maktad\u0131r (Yavuz, s.775). S\u00f6z konusu ki\u015finin ger\u00e7ekten iyiniyetli olmas\u0131 s\u00f6zle\u015fme yapt\u0131\u011f\u0131 tapu malikinin ger\u00e7ek hak sahibi oldu\u011funa inanmas\u0131 kendisinden beklenen \u00f6zeni g\u00f6stermesine ra\u011fmen ger\u00e7ek hak sahibi olmad\u0131\u011f\u0131n\u0131, tapu sicilinde yolsuzluk bulundu\u011funu bilmesinin imk\u00e2ns\u0131z olmas\u0131 gerekir. Bu g\u00f6r\u00fc\u015ften hareketle k\u00f6t\u00fc niyet iddias\u0131n\u0131n defi de\u011fil itiraz oldu\u011fu, her zaman ileri s\u00fcr\u00fclebilece\u011fi, mahkemece resen nazara al\u0131naca\u011f\u0131 gerek 08.10.1991 tarihli ve 1990\/4 E. 1991\/13 K. say\u0131l\u0131 inan\u00e7lar\u0131 birle\u015ftirme karar\u0131nda ve gerekse bilimsel g\u00f6r\u00fc\u015flerde ortakla\u015fa kabul edilmi\u015f, benimsenen bu ilke Yarg\u0131tay Hukuk Genel Kurulunun 23.05.2001 tarihli ve 2001\/1-422 E., 2001\/434 K. say\u0131l\u0131 karar\u0131nda da kapsaml\u0131 olarak a\u00e7\u0131klanm\u0131\u015ft\u0131r.<\/p>\n

17<\/strong>. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesine g\u00f6re in\u015faat yapan m\u00fcteahhidin, yapt\u0131\u011f\u0131 i\u015fin kar\u015f\u0131l\u0131\u011f\u0131 olan arsa pay\u0131n\u0131, BK\u2019n\u0131n 364. maddesi h\u00fckm\u00fc do\u011frultusunda, kural olarak arsa sahibine verilmesi gereken dairelerin teslimi an\u0131nda talep hakk\u0131 do\u011far. Ancak taraflar yasa h\u00fckm\u00fcn\u00fcn aksine, arsa pay\u0131n\u0131n devrine ili\u015fkin \u00f6zel ko\u015fullar kararla\u015ft\u0131rabilir. \u00d6rne\u011fin, \u00fczerinde in\u015faat yap\u0131lacak arsan\u0131n m\u00fcteahhide verilmesi \u00f6ng\u00f6r\u00fclen pay\u0131n\u0131n, pe\u015finen devri kabul edilebilece\u011fi gibi, m\u00fcteahhide isabet edecek ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin kat irtifakl\u0131 arsa paylar\u0131n\u0131, in\u015faat\u0131n belirli a\u015famalar\u0131nda devri de kararla\u015ft\u0131r\u0131labilir (Kostako\u011flu, s.927). \u0130n\u015faat\u0131n tamamlanmas\u0131ndan \u00f6nce m\u00fcteahhide pay devri yap\u0131lmas\u0131, in\u015faat yap\u0131m\u0131 s\u0131ras\u0131nda m\u00fcteahhide gerekli olan sermayenin sa\u011flanarak i\u015fin bir an \u00f6nce bitirilmesi amac\u0131n\u0131 g\u00fctmektedir. Pe\u015finen tapuda yap\u0131lan bu pay devri bir nevi avans niteli\u011findedir.<\/p>\n

18<\/strong>. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri kar\u015f\u0131l\u0131kl\u0131 edimler i\u00e7erdi\u011finden, y\u00fcklenicinin pe\u015finen kendisine devredilen tapuya hak kazanabilmesi i\u00e7in s\u00f6zle\u015fmede a\u00e7\u0131k bir h\u00fck\u00fcm bulunmad\u0131k\u00e7a kendi edimini y\u00fcklendi\u011fi \u00f6zen borcu uyar\u0131nca kanuna, s\u00f6zle\u015fme h\u00fck\u00fcmlerine fen ve sanat kurallar\u0131na uygun olarak ifa etmi\u015f olmas\u0131 gerekmektedir. E\u015f s\u00f6yleyi\u015fle y\u00fcklenici edimini tam olarak yerine getirdi\u011finde, kendi ad\u0131na d\u00fc\u015fen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin tescilini isteyebilecektir. Y\u00fckleniciden pay sat\u0131n alan \u00fc\u00e7\u00fcnc\u00fc ki\u015filer de y\u00fcklenicinin halefi olduklar\u0131ndan ancak, y\u00fcklenici edimi tam olarak yerine getirip tapuyu almaya hak kazand\u0131\u011f\u0131 takdirde hak sahibi olacaklard\u0131r. Nitekim y\u00fcklenici edimini yerine getirmedi\u011fi takdirde arsa sahibine s\u00f6zle\u015fmenin feshi ile devredilen tapunun iptalini isteme hakk\u0131 do\u011fmaktad\u0131r. Zira ani edimli t\u00fcrden olan eser s\u00f6zle\u015fmeleri kural olarak geriye etkili olarak sonu\u00e7 do\u011furmaktad\u0131r (Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme B\u00fcy\u00fck Genel Kurulunun 25.01.1984 tarihli ve 1983\/3 E., 1984\/1 K. say\u0131l\u0131 karar\u0131nda da kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde y\u00fcklenicinin kendi kusuruyla i\u015fi muayyen bir zamanda bitirmeyerek temerr\u00fcde d\u00fc\u015fmesi h\u00e2linde, uyu\u015fmazl\u0131\u011f\u0131n kural olarak BK\u2019n\u0131n 106-108. maddeleri gere\u011fince \u00e7\u00f6z\u00fcmlenmesi gerekti\u011fi, ancak olay\u0131n niteli\u011fi ve \u00f6zelli\u011fi hakl\u0131 g\u00f6steriyorsa TMK\u2019n\u0131n 2. maddesi uyar\u0131nca s\u00f6zle\u015fmenin ileriye etkili sonu\u00e7 do\u011furaca\u011f\u0131na karar vermek gerekti\u011fi belirtilmi\u015ftir).<\/p>\n

19<\/strong>. \u0130n\u015faat\u0131n k\u0131sa s\u00fcrede tamamlanmas\u0131 amac\u0131yla in\u015faat\u0131n ba\u015f\u0131nda bu s\u00f6zle\u015fme uyar\u0131nca tapuda devir yap\u0131lmas\u0131na ra\u011fmen, y\u00fcklenici edimini yerine getirmemesi nedeniyle s\u00f6zle\u015fmeden d\u00f6n\u00fcld\u00fc\u011f\u00fcnde art\u0131k tapuda yap\u0131lan devrin sebebi ortadan kalkacak ve kay\u0131t yolsuz tescile d\u00f6n\u00fc\u015fecektir. Avans niteli\u011findeki bu paylar, y\u00fcklenici temerr\u00fcde d\u00fc\u015ft\u00fc\u011f\u00fcnde arsa sahibi taraf\u0131ndan geri istenebilir ve y\u00fcklenici ile ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm almak \u00fczere s\u00f6zle\u015fme yapan \u00fc\u00e7\u00fcnc\u00fc ki\u015filer, tapuda yap\u0131lan devre ra\u011fmen bu paylar\u0131 arsa sahibine iade etmek zorundad\u0131r. Bu durumda \u00fc\u00e7\u00fcnc\u00fc ki\u015filer i\u00e7in TMK\u2019n\u0131n 1023. maddesi uygulanamaz. Zira \u00fc\u00e7\u00fcnc\u00fc ki\u015filer y\u00fcklenicinin halefidir. Bu s\u00f6zle\u015fmenin arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesine istinaden yap\u0131ld\u0131\u011f\u0131n\u0131, y\u00fcklenici in\u015faat\u0131 tamamlad\u0131\u011f\u0131nda ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc alabilece\u011fini bilirler veya bilmeleri gerekir. Bu sebeple TMK\u2019n\u0131n 1023 h\u00fckm\u00fcn\u00fcn uygulanmas\u0131 i\u00e7in aranan iyiniyet \u015fart\u0131, \u00fc\u00e7\u00fcnc\u00fc ki\u015fi a\u00e7\u0131s\u0131ndan ger\u00e7ekle\u015fmez Nitekim Anayasa Mahkemesi 2014\/12321 ba\u015fvuru numaral\u0131 ve 20.07.2017 tarihli karar\u0131nda da bu durumda y\u00fckleniciden tapuda devir suretiyle pay alan \u00fc\u00e7\u00fcnc\u00fc ki\u015filerin m\u00fclkiyet haklar\u0131n\u0131n ihlal edilmedi\u011fine karar vermi\u015ftir.<\/p>\n

20<\/strong>. Yukar\u0131daki a\u00e7\u0131klamalar \u0131\u015f\u0131\u011f\u0131nda somut olay de\u011ferlendirildi\u011finde; davac\u0131 ile daval\u0131 y\u00fcklenici … aras\u0131nda 16.05.1992 tarihli adi yaz\u0131l\u0131 daire kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi imzalanm\u0131\u015ft\u0131r. Varl\u0131\u011f\u0131 ink\u00e2r edilmeyen bu s\u00f6zle\u015fme gere\u011fince davac\u0131n\u0131n ta\u015f\u0131nmazdaki hissesi daval\u0131 y\u00fckleniciye 17.10.1994 tarihinde devir ve temlik edilerek s\u00f6zle\u015fme ge\u00e7erli ve taraflar\u0131 ba\u011flay\u0131c\u0131 h\u00e2le gelmi\u015ftir. Y\u00fcklenici taraf\u0131ndan ta\u015f\u0131nmaz \u00fczerindeki paylar yap\u0131lan s\u00f6zle\u015fmeye \u00f6zg\u00fclenerek \u00fc\u00e7\u00fcnc\u00fc ki\u015fi olan daval\u0131lara devredilmi\u015ftir. Davac\u0131 taraf\u00e7a y\u00fcklenicinin ka\u00e7ak, ruhsats\u0131z yap\u0131 yapt\u0131\u011f\u0131 ve in\u015faat\u0131 yar\u0131m b\u0131rakt\u0131\u011f\u0131 \u00f6ne s\u00fcr\u00fclerek s\u00f6zle\u015fmenin geriye etkili olarak feshi ve devredilen paylar\u0131n iptali talep edilmi\u015f olup daval\u0131 y\u00fcklenici, rahats\u0131zl\u0131\u011f\u0131 sebebiyle in\u015faat\u0131 yar\u0131m b\u0131rakt\u0131\u011f\u0131n\u0131 belirtmi\u015f, s\u00f6zle\u015fme konusu in\u015faat\u0131n ka\u00e7ak, ruhsats\u0131z oldu\u011fu ve yasal h\u00e2le getirilmesinin de m\u00fcmk\u00fcn bulunmad\u0131\u011f\u0131, ekonomik de\u011ferinin de bulunmad\u0131\u011f\u0131 saptanm\u0131\u015ft\u0131r. Yerel mahkemece, y\u00fcklenici edimini yerine getirmedi\u011finden s\u00f6zle\u015fmenin feshinin gerekti\u011fi, y\u00fckleniciden pay alan \u00fc\u00e7\u00fcnc\u00fc ki\u015filerin y\u00fcklenicinin edimini yerine getirip getiremeyece\u011fini \u00f6ng\u00f6rmeleri gerekti\u011finden bu daval\u0131lar hakk\u0131nda TMK\u2019n\u0131n 1023. maddesine dayan\u0131lamayaca\u011f\u0131, ancak daval\u0131 … ve …\u2019in y\u00fcklenicinin pay\u0131n\u0131 devretti\u011fi dava d\u0131\u015f\u0131 \u0130dris Bay\u0131r isimli ki\u015fiden hisseleri devrald\u0131klar\u0131ndan TMK\u2019n\u0131n 2., 3 ve 1023. maddesinin bu iki daval\u0131n\u0131n lehine olu\u015ftu\u011fu belirtilmi\u015ftir. Y\u00fcklenici s\u00f6zle\u015fmeye g\u00f6re \u00f6zg\u00fclenen pay\u0131 dava d\u0131\u015f\u0131 \u0130dris Bay\u0131r\u2019a 24.10.1994 tarihinde devretmi\u015f, hisseler daval\u0131 … ve … taraf\u0131ndan 10.06.1996 tarihinde devral\u0131nm\u0131\u015ft\u0131r. Bu iki daval\u0131n\u0131n hen\u00fcz in\u015faat a\u015famas\u0131ndaki binadan s\u00f6zle\u015fmeye g\u00f6re \u00f6zg\u00fclenen ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc almak amac\u0131yla pay ald\u0131\u011f\u0131 olaylar\u0131 geli\u015fim s\u00fcrecinden a\u00e7\u0131k\u00e7a anla\u015f\u0131lmaktad\u0131r. Yar\u0131m b\u0131rak\u0131lan bu in\u015faatla ilgili olarak \u00e7ok basit bir incelemeyle dahi arsan\u0131n y\u00fckleniciye ait olmad\u0131\u011f\u0131 anla\u015f\u0131labilecek durumdad\u0131r. Zira hen\u00fcz tamamlanmam\u0131\u015f in\u015faatta pay sat\u0131n alan bir kimsenin, in\u015faat\u0131 g\u00f6rmemesi, ger\u00e7ek malikin ve satan ki\u015finin kim oldu\u011funu bilmemesi m\u00fcmk\u00fcn de\u011fildir. E\u015f s\u00f6yleyi\u015fle bu iki daval\u0131, araya dava d\u0131\u015f\u0131 \u00fc\u00e7\u00fcnc\u00fc ki\u015fi girse dahi al\u0131c\u0131n\u0131n, arsan\u0131n ger\u00e7ekte y\u00fckleniciye ait olmad\u0131\u011f\u0131n\u0131, kat kar\u015f\u0131l\u0131\u011f\u0131 ona bu pay\u0131n verildi\u011fini, y\u00fcklenicinin edimini yerine getirmemesi h\u00e2linde kendisine b\u0131rak\u0131lan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmler ve arsa paylar\u0131nda hakk\u0131n\u0131n do\u011fmayaca\u011f\u0131n\u0131 bilmekte ve bilebilecek durumda olduklar\u0131ndan arsa maliki taraf\u0131ndan avans olarak verilen arsa pay\u0131n\u0131n iptal edilece\u011fi riskini g\u00f6ze alarak tapuyu devralmaktad\u0131r. Hakk\u0131nda iyiniyet iddias\u0131 ileri s\u00fcr\u00fclemeyece\u011fi gibi TMK\u2019n\u0131n 1023.maddesinin de uygulanma olana\u011f\u0131 bulunmamaktad\u0131r. S\u00f6zle\u015fme y\u00fcklenicinin edimini yerine getirmemesi nedeniyle geriye etkili olarak feshedildi\u011finden, mahkemece daval\u0131lar … ve …’e ait 4\/120’er tapu paylar\u0131n\u0131n da iptaline karar verilmesi gerekmektedir.<\/p>\n

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

A\u00e7\u0131klanan nedenlerle;<\/p>\n

Davac\u0131 vekilinin temyiz itirazlar\u0131n\u0131n kabul\u00fc ile direnme karar\u0131n\u0131n \u00d6zel Daire bozma karar\u0131nda g\u00f6sterilen nedenlerden dolay\u0131 6100 say\u0131l\u0131 Hukuk Muhakemeleri Kanunu’nun ge\u00e7ici 3. maddesine g\u00f6re uygulanmakta olan 1086 say\u0131l\u0131 Hukuk Usul\u00fc Muhakemeleri Kanunu’nun 429. maddesi gere\u011fince BOZULMASINA, istek h\u00e2linde temyiz pe\u015fin harc\u0131n\u0131n yat\u0131rana iadesine, ayn\u0131 Kanun\u2019un 440. maddesi uyar\u0131nca karar\u0131n tebli\u011finden itibaren on be\u015f g\u00fcn i\u00e7erisinde karar d\u00fczeltme yolu a\u00e7\u0131k olmak \u00fczere 21.01.2020 tarihinde oy birli\u011fi ile karar verildi.<\/p>\n

[\/vc_column_text][\/vc_column][\/vc_row]<\/p>\n","protected":false},"excerpt":{"rendered":"

[vc_row][vc_column][vc_column_text]Hukuk Genel Kurulu Karar\u0131 Esas No: 2018\/240 Karar No: 2020\/43 \u00a0 “\u0130\u00e7tihat Metni” MAHKEMES\u0130: Asliye Hukuk Mahkemesi 1. Taraflar aras\u0131ndaki \u201cs\u00f6zle\u015fmenin feshi, tapu iptal ve tescil\u201d [\u2026]<\/span><\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[6],"tags":[],"class_list":["post-145","post","type-post","status-publish","format-standard","hentry","category-ictihat"],"yoast_head":"\nKat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi-\u0130n\u015faat\u0131 Yapmayan M\u00fcteahhidin Arsa Pay\u0131 Satmas\u0131 \u0130ptal Edilebilir - Esmeray Hukuk B\u00fcrosu<\/title>\n<meta name=\"description\" content=\"Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde m\u00fcteahhit in\u015faat\u0131 yapmamak suretiyle edimini ifa etmezse, s\u00f6zle\u015fme geriye etkili olarak feshedilebilir ve durumda m\u00fctteahidin \u00fc\u00e7\u00fcnc\u00fc ki\u015filere devretti\u011fi arsa pay\u0131 geri al\u0131nabilir.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/esmeraylaw.com\/tr\/kat-karsiligi-insaat-sozlesmesinde-insaati-yapmayan-muteahhidin-arsa-payi-satmasi-iptal-edilebilir\/\" \/>\n<meta property=\"og:locale\" content=\"tr_TR\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Kat Kar\u015f\u0131l\u0131\u011f\u0131 \u0130n\u015faat S\u00f6zle\u015fmesi-\u0130n\u015faat\u0131 Yapmayan M\u00fcteahhidin Arsa Pay\u0131 Satmas\u0131 \u0130ptal Edilebilir - 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