how to verify property documents in India

Wiki Article

Buying a property is one of the most significant investments you will make in your lifetime. But in India, real estate transactions can be complicated due to frauds, forgery, and lack of proper documentation. Whether you're purchasing a flat, plot, or house, verifying property documents is crucial before making any payment. In this guide, we’ll walk you through how to verify property documents in India safely and systematically.

Why Property Document Verification is Important

Avoids legal disputes: Ensures clear ownership and prevents future claims.
Prevents fraud: Helps you avoid fake sellers or encumbered properties.
Secures your investment: Ensures the property has all legal permissions and approvals.
Simplifies loan processing: Verified documents are mandatory for home loan approvals.

Step-by-Step Guide to Verify Property Documents in India

1. Title Deed Verification

The Title Deed confirms the legal ownership of the property.

Obtain a certified copy from the local sub-registrar’s office.
Check if the seller’s name matches the current owner.
Verify the chain of title for the past 30 years (minimum 12 years mandatory).
Confirm that the title is clear, marketable, and free of disputes.

2. Sale Deed and Mother Deed

Sale Deed: It is the primary legal document that records the transfer of ownership.
Mother Deed: Traces the ownership history of the property.

Make sure:

There is no break in the ownership chain.
The deed is registered with the sub-registrar office.

3. Encumbrance Certificate (EC)

This certificate shows if the property has any pending legal dues or loans.

Apply at the local sub-registrar office or online (if available in your state).
Request EC for a minimum of 13 years or up to 30 years.
It should reflect all registered transactions on the property.

4. Khata Certificate and Extract (for Karnataka and similar documents in other states)

Indicates the property is listed in local municipal records.
Required for tax payment and utility connections.
Ensure the Khata is in the seller’s name.

5. Tax Receipts and Utility Bills

Ask for the latest property tax receipts paid to the municipal authority.
Check electricity, water, and gas bills to ensure there are no dues.
These bills should match the seller’s name and property address.

6. Occupancy Certificate (OC) and Completion Certificate (CC)

Applicable for constructed properties:

Completion Certificate: Issued by the local authority when construction is as per the approved plan.
Occupancy Certificate: Given after inspection for habitable condition.
No OC = illegal occupation; verify these before buying flats/apartments.

7. Building Plan Approval and Layout Plan

Get a copy of the sanctioned building plan from the local development authority or municipal body.
Ensure that the construction is in accordance with the approved layout.
Verify any deviations or illegal constructions.

8. RERA Registration (for new projects)

Under the Real Estate (Regulation and Development) Act, 2016, all ongoing and new projects must be registered with RERA.

Visit your state’s RERA portal and check the builder and project details.
Ensure the project is RERA approved and legally compliant.

9. No Objection Certificates (NOCs)

Check for NOCs from:

Pollution Board
Electricity Department
Water Supply Department
Fire Department (for high-rise buildings)
Environmental clearance (if applicable)

10. Legal Opinion

Consult a real estate lawyer to review all the documents.
Get a legal title report prepared, especially for high-value properties.
A lawyer will help uncover hidden risks or unclear clauses.

Tips for Safe Property Document Verification

Always insist on original documents and get copies notarized.
Don’t rely solely on broker claims—do independent verification.
Visit the local sub-registrar’s office for cross-checking.
For under-construction properties, regularly monitor updates on the RERA site.

Conclusion

Verifying property documents in India is not just a legal formality but a vital step to protect your investment. Missing even one important document can cause future legal issues or financial loss. Always be thorough, consult legal experts, and take your time before finalizing any real estate deal. A well-verified property is the foundation of a safe and secure future.