What a kupça (title deed) is, and why you should never buy without one

2025-04-10 · 6 min read · MARDECO

The most expensive mistakes on the Absheron peninsula start with the thought "the price is good, we will sort the papers later". Here is what a title deed is and what you lose without it.

What the title deed is

The çıxarış, commonly called kupça, is an extract from the State Register of Immovable Property confirming ownership. Under article 139 of the Civil Code, ownership arises at the moment of state registration. Living in the house, having the gas, water and electricity meters in your name, or holding a power of attorney does not make you the owner.

What you lose without it

• No bank mortgage: a proof of ownership is mandatory, which is why only 5–7% of the Mortgage Fund's loans go to private houses.
• A notary cannot register the sale, so the transaction never legally completes.
• You cannot resell or pledge the house — the next buyer hits the same wall.
• Heirs, a former spouse or co-owners can file a claim.
• Connecting utilities officially becomes difficult.

A power of attorney is not ownership. Whoever issued it can revoke it at any time, and it lapses automatically on the death of the grantor.

What to check at the viewing

• The original extract, not a copy. Address, area and owner name must match the contract.
• Land designation: a house on agricultural land will not receive a deed until the designation is changed.
• Whether the built area matches the documented area — later extensions often are not registered.
• Any mortgage, seizure or debt attached to the property.
• Whether water, sewer or a gas main runs under the building, or whether it sits under power lines.

What about the amnesty?

Legalising undocumented buildings has been discussed for years, but experts warn it will not be settled in one move. For several categories — structures in the protection zones of gas mains and high-voltage lines — a deed will never be issued. Buying cheap in the hope of future legalisation is a blind bet.

How we work

Every MARDECO property is sold with a title deed. We check the documents together at the viewing, walk you through to the notary, and stay reachable after the purchase for paperwork, utilities and repairs.