How to Get a Title Search Report (TSR) in India: Steps and Documents

In India, a title search report (TSR) is prepared and signed by an advocate. You get one by giving an advocate, your bank's panel advocate or a title search service the property papers. They trace ownership over a stated period, check encumbrances, records and court cases, and then give a written opinion.

Last updated: 6 November 2026

In short

• A TSR is a lawyer-signed document tracing ownership of a property over a set period. Lenders commonly ask for 13 or 30 years.
• Your bank often orders it through its panel advocate. You can also order your own before you pay a token amount.
• The advocate needs the title deeds, an encumbrance certificate, tax and mutation records and approvals.
• The report should name its search period, list documents examined, narrate the chain of title and state defects.
• Time depends on how complete your documents are and how easily records can be fetched.

Who prepares a TSR

A TSR is a legal opinion. Lenders generally rely on one signed by an advocate, often from their own panel, so confirm who signs it.

Documents you need to give

The list varies by property and state. Start with these.

Missing earlier deeds cause the most delay. Ask the seller for them early.

What a TSR contains

Our 30-year TSR format guide walks through the sections. In outline:

1. Property schedule. Address, survey or plot number, area and boundaries.
2. Search scope. The years covered and the offices searched.
3. Documents examined. A list with dates and registration details.
4. Chain of title. Each transfer in order, from the earliest deed in the period to the present owner.
5. Encumbrance findings. Mortgages, charges or other registered burdens in the period.
6. Mutation and revenue records. Whether the seller is the recorded owner.
7. Litigation search. Court cases involving the property or the owners.
8. Approvals. Building and occupancy approvals, where relevant.
9. Defects and requisitions. What is missing or wrong, and how to fix it.
10. Opinion and disclaimer. The advocate's view on whether title is clear, and its limits.

13 years or 30 years

No statute fixes one period for every TSR, and lender practice varies. A 13-year search is common for home loans. Longer searches, often 30 years, are common for high-value or complex titles. In Maharashtra, the MahaRERA legal title report format for project registration (Format A, Circular 28/2021) asks for a 30-year search report, as published copies of the circular show. See our TSR format guide. Your lender decides which period it needs, so ask before you order.

Encumbrance and litigation checks

The encumbrance certificate comes from the state registration department. Each state has its own process and portal, so use the official site for your state. For court records, the eCourts services portal lets you search case status. If you do not know the CNR number, the site says you can use other details such as case registration number, party name or advocate name. High Courts have a separate eCourts High Court services site, and tribunals run their own. A single search does not cover every court, so a good TSR names which courts and tribunals were searched.

For charges that lenders have filed against a property, the CERSAI public search offers asset-based, borrower-based and AOR-based search.

Steps to get a TSR

1. Decide who will prepare it: your bank's panel advocate or your own.
2. Confirm the search period (13 or 30 years) and the format your lender needs.
3. Collect the documents in the table above.
4. Send the set in one batch, with a clear property address and survey or plot details.
5. Answer queries from the advocate quickly.
6. Receive the draft. Read the defects list and the opinion.
7. Cure each defect, such as a missing deed or an unrecorded mutation.
8. Get the final signed report.

Format

We found no single national format for a buyer's TSR. Banks often have their own templates. Some regulators prescribe formats for their own filings: MahaRERA Format A is the legal title report format for project registration in Maharashtra. A good report is clear, names its sources and states its search period. If a lender gives you a template, hand it to the advocate at the start.

Timeline

We found no official timeline. The time depends on how complete the documents are, how many transfers exist, whether records are online, and how many queries the advocate raises. Document completeness at the start is the biggest factor. LegiScore generates reports in minutes to hours, depending on the documents.

Where LegiScore fits

LegiScore is an AI property title and risk report rated AAA to C, used by buyers, lawyers and banks. See LegiScore for property buyers, starting at Rs 999 for buyers. Use it to screen early. A lender may still need an advocate-signed opinion.

Related reading: property legal opinion cost in India and how banks scrutinise property documents for a home loan.

Frequently Asked Questions

Who prepares a title search report in India?

An advocate prepares and signs it. This may be your lender's panel advocate or an advocate you hire. Online services may help, but the legal opinion comes from the signing advocate.

What documents do I need for a TSR?

The seller's registered deed, earlier deeds, an encumbrance certificate, tax and mutation records, approvals, and any will, partition or power of attorney. Exact needs vary by state and property.

How many years does a TSR cover?

Commonly 13 or 30 years, depending on the lender and the property. No statute fixes one period. Ask your lender which period it needs.

How long does a TSR take?

There is no fixed time. It depends on the documents, the records and the advocate. Complete papers at the start save the most time.

Is a TSR the same as an encumbrance certificate?

No. An encumbrance certificate lists registered transactions and charges. A TSR covers the full chain of title, records, litigation and an opinion.

This page is general information, not legal advice. Ask a local advocate to confirm the position for your property.