Buying a property is one of the biggest financial decisions you will ever make. Whether you are a first-time homebuyer or an investor, ensuring that the property has clear and clean documentation is extremely important. Property fraud, missing approvals, illegal constructions, and ownership disputes continue to rise—making thorough document verification a non-negotiable step.
A small mistake in documentation can lead to legal battles, financial losses, or rejection of your home loan.
To help you avoid such risks, here is a complete and detailed checklist on how to verify property documents before buying a home in India.
Why Property Document Verification Matters
Before purchasing a flat, villa, plot, or commercial space, verifying documents helps ensure:
- Legal ownership of the property
- Absence of disputes or litigations
- Proper approvals from authorities
- No outstanding loans or liabilities
- Eligibility for home loan processing
- Peace of mind and secure investment
A legally verified property also results in faster resale and better valuation in the long term.
Step-by-Step Guide: How to Verify Property Documents Before Buying
Below is the complete list of documents and how you must verify each one.
1. Title Deed (Proof of Ownership)
What to Check
- The name of the current owner
- Type of title transfer (sale, gift, inheritance, partition)
- Whether the title is clear, marketable, and free from disputes
- Property description and boundaries
How to Verify
- Request the original title deed from the seller
- Cross-check with the Sub-Registrar’s office
- Ensure there is no mismatch with actual site boundaries
A clear title deed is the most fundamental proof of ownership.
2. Sale Agreement & Sale Deed
Sale Agreement
This is signed before the final registration. It confirms the terms, price, and conditions.
Sale Deed
The final legal document that officially transfers ownership.
Verification Checklist
- Signed by seller and buyer
- Registered at the Sub-Registrar office
- Details match the property and payment terms
A sale deed is mandatory for all property purchases.
3. Encumbrance Certificate (EC)
An EC shows whether the property is free of legal or financial liabilities.
Verify the Following
- No loans or mortgages remain unpaid
- No legal disputes or third-party claims
- Proper entries of previous ownership transfers
You can get an EC from the Sub-Registrar office or state’s online portal (where available).
4. RERA Registration (Mandatory for New Projects)
For new and under-construction properties, cross-check the project on the official RERA website of your state.
Verify
- Builder registration details
- Land status
- Approvals
- Project completion timeline
- Litigation history
RERA adds transparency and protects homebuyers from fraudulent developers.
5. Property Tax Receipts
Ask for the last 3–5 years of tax receipts.
What to Check
- Taxes have been paid on time
- Owner name in the receipts
- No pending dues with the municipal corporation
Pending taxes become a liability for the new owner.
6. Occupancy Certificate (OC)
An OC is issued by the municipal authority after the building is fully constructed.
Why It Matters
- Confirms building is safe and compliant
- Required for electricity, water, and gas connection
- Needed for resale or taking a home loan
Never buy a ready-to-move home without checking the OC.
7. Completion Certificate (CC)
Issued after construction completes as per approved plan.
Check
- Structural safety
- Adherence to approved layout
- Environmental norms
A missing CC indicates possible illegal construction.
8. Building Plan & Layout Approval
This verifies that the structure follows legal guidelines.
Ensure:
- Approved by local municipal authority
- Matches the actual property layout
- No deviation from sanctioned plan beyond permissible limits
Any unauthorized construction can lead to demolition notices.
9. Land Records (For Plots & Independent Houses)
Verify:
- 7/12 Extract (Maharashtra) or RTC
- Mutation Register
- Survey number
- Land classification (NA, agricultural, commercial)
Make sure the plot is legally non-agricultural and buildable.
10. No Objection Certificates (NOCs)
Developers must obtain several NOCs before construction.
Common NOCs include:
- Fire department
- Water and sewage
- Pollution board
- Electricity board
- Environmental clearance
- Traffic and road department
Request copies for verification.
11. Society Documents (For Resale Properties)
Check:
- Society share certificate
- NOC from society for transfer
- Maintenance dues clearance
- Society registration details
This ensures smooth transfer of ownership.
12. Loan Clearance Certificate (If Seller Has Home Loan)
If the property is under mortgage:
- Obtain a loan closure letter
- Get a release deed
- Ensure lender has removed lien on the property
Never proceed if the loan is not fully cleared.
13. Power of Attorney (POA) Verification
If someone else is selling on behalf of the owner:
- Verify the POA is valid and registered
- Confirm seller’s identity and authority
Avoid purchasing property solely based on unregistered POA.
14. Khata Certificate / Property ID
Required for tax payment and municipal records.
Verify:
- Khata/Property ID is in seller’s name
- All dues are clear
- Details match property measurements
15. Court Search Report (Optional But Recommended)
Advocates can conduct a 30-year history search.
They check for:
- Litigation
- Unsigned transfers
- Fraudulent transactions
This protects buyers from long-term legal disputes.
Professional Help: Should You Hire a Property Lawyer?
Yes. A property lawyer ensures:
- All documents are authentic
- No hidden legal disputes
- Correct draft of agreement
- Full title investigation
- Safe transaction and registration
The lawyer’s fee is minimal compared to the risk of land fraud.
Red Flags to Watch Out For
Avoid properties where:
- Seller is hesitant to show originals
- OC/CC is missing
- Layout is different from approved plan
- Builder is not RERA-registered
- Tax dues or pending EMIs exist
- Price is unusually low
When something looks too good to be true, it often is.
Final Checklist Before Buying a Property
- Title deed verified
- EC checked
- RERA verified
- OC, CC obtained
- Layout and plan approved
- Society NOC (for resale)
- Tax receipts cleared
- Home loan eligibility confirmed
Conclusion
Property document verification is a critical part of the homebuying process. Taking time upfront to verify ownership, approvals, tax status, and legal compliance saves you from major risks and ensures your investment is safe.
Always verify every document, cross-check with government records, and consult a legal expert before signing any agreement. A well-verified property provides long-term financial security and stable appreciation.
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