Before buying a property in India, check six things: the seller's title and the chain of earlier deeds, an encumbrance record, the land or khata record, approvals and RERA registration, tax and utility dues, and physical possession. Each check has a document, an issuing office and red flags, listed in the table below.
Last updated: 6 November 2026
In short
- Title first. Ask for the full chain of deeds, not only the last sale deed.
- Registered records over promises. Trust what the sub-registrar, land office, RERA and courts show.
- Flats need more papers than plots. Add the builder's approvals, the completion or occupancy certificate and society documents.
- Do the checks before the token amount. After you pay, your bargaining power drops.
Master checklist table
| # | Document | Who issues it | Where to get it | Red flags |
|---|---|---|---|---|
| 1 | Title deed chain (sale deeds, gift, partition, will, family settlement) | Sub-registrar (registered copies) | Seller; certified copies from the sub-registrar's office | Gaps in the chain, a link by unregistered agreement, name or area differences |
| 2 | Latest sale deed or allotment letter | Sub-registrar or builder | Seller or builder | Deed not registered, stamp duty short, seller not the executant |
| 3 | Encumbrance certificate or Index II | State registration department | State portal (see below) | Mortgage not closed, a sale to someone else, a long unexplained gap in the years |
| 4 | Land record (RTC, 7/12, patta, khata, property card) | Revenue or municipal department | State land portal or the municipal office | Owner name differs, mutation pending, land type is agricultural for a house plot |
| 5 | Mutation or khata transfer proof | Revenue office or municipal body | Seller, local office | Previous owner's name still on the record |
| 6 | Sanctioned building plan | Municipal or planning authority | Seller, builder, local body | Built area exceeds the sanctioned plan, plan expired |
| 7 | Commencement certificate (under construction) | Local planning authority | Builder | Missing or older than the current phase |
| 8 | Occupancy or completion certificate (ready flat) | Local authority | Builder, society | None issued, or issued for part of the building only |
| 9 | RERA registration certificate | State RERA authority | State RERA website | Project not registered, completion date lapsed, complaints pending |
| 10 | Layout approval and conversion order (plot) | Planning authority; revenue department | Seller, local office | No approval, unconverted farm land sold as a site |
| 11 | Tax receipts (property tax, water, electricity) | Municipal body, utilities | Seller | Unpaid dues can become the buyer's problem |
| 12 | Society no-objection and share certificate (resale flat) | Cooperative society or association | Seller, society office | Pending society dues, no NOC |
| 13 | Loan closure letter and original deeds | Bank or lender | Seller | Original deeds held by a lender, no closure letter |
| 14 | Court and litigation search | eCourts, tribunals | eCourts | Any suit naming the seller, a past owner or the builder |
| 15 | CERSAI public search | CERSAI | CERSAI | A registered security interest on the asset |
| 16 | Seller ID and authority (PAN, Aadhaar, power of attorney, heirship) | Government, court, sub-registrar | Seller | Seller signs on a power of attorney, heirs missing from the deed |
| 17 | Possession proof | Site visit | You | Tenant, encroachment, locked or disputed portion |
Documents to check before buying a flat
For a flat, pay attention to rows 2, 3, 6 to 9, 11 and 12. In short:
- Under construction: RERA certificate, sanctioned plan, commencement certificate, builder-buyer agreement, land title of the builder and the joint development agreement if the land belongs to a landowner.
- New and ready: all of the above, plus the completion or occupancy certificate and the registered sale deed of the first buyer if it is a resale.
- Resale: society share certificate, no-dues letter, previous sale deed, tax receipts, and the mutation or khata in the seller's name.
Check the project name and registration number on the RERA site. State sites are at K-RERA, MahaRERA, TG-RERA and TNRERA. Read the flat-specific list for Bengaluru in flat buying checklist Bangalore.
Where to get the records, by state
| State | Registration and encumbrance | Land record |
|---|---|---|
| Karnataka | Kaveri Online Services (Department of Stamps and Registration) | Bhoomi: RTC, Mutation Register, Mutation Status |
| Maharashtra | IGR Maharashtra: free and paid e-search | MAHA Bhulekh: 7/12, 8A, Property Card |
| Telangana | Bhu Bharati lists encumbrance and registered document details | Bhu Bharati, "Details of land" |
| Tamil Nadu | TNREGINET: EC search, guideline value | TN land records e-services: patta and A-Register extracts |
| Delhi | DORIS (before January 2024) and NGDRS Delhi (after January 2024) | Department of Revenue, Government of NCT of Delhi |
The process for each online search is in how to check a property online in India.
What each check really proves
Encumbrance record. It lists registered transactions for the years you ask. Ask for the longest period you can. It cannot show an unregistered agreement or a family claim.
Land record. It shows the person the government records as holder. A sale deed with no mutation after it is a warning sign.
Approvals. A building without a sanctioned plan or occupancy certificate may face penalty, trouble in getting a loan or trouble in selling later.
RERA. A registered project can be looked up on the state RERA site, and most sites also let you check complaints. Registration is not a title opinion, so have the land title checked separately.
Red flags that should stop the deal
- The seller will not show the original title deeds.
- The seller's name differs across documents and no explanation is given.
- A sale agreement and power of attorney is offered in place of a registered sale deed. Under section 54 of the Transfer of Property Act, 1882, a sale of immovable property worth Rs 100 or more needs a registered instrument. In Suraj Lamp & Industries v State of Haryana (2011), the Supreme Court held that sale agreement, power of attorney and will transactions do not transfer title.
- The price is far below the market rate or the guideline value.
- The builder pressures you to pay before the paperwork is ready.
- Heirs, co-owners or a spouse are missing from the deed.
- The seller is an NRI or a company and no valid authority document is produced.
When to bring in an advocate
Use online checks to make a shortlist and to ask better questions. Then give the full set to an advocate before you sign the sale agreement. Read do I need a lawyer to buy property in India for what you can do yourself and what needs a lawyer.
LegiScore produces an AI property title and risk report with an AAA to C rating for buyers, lawyers and banks. It is a first screen on the documents you upload. See LegiScore for property buyers, starting at Rs 999 for buyers.
This page is general information, not legal advice. A local advocate should confirm the checks for your property and state.
Frequently Asked Questions
What documents should I check before buying a flat?
Check the RERA certificate, sanctioned plan, commencement and occupancy certificates, the builder's land title, the sale deed chain, the encumbrance record, tax receipts and society documents. Resale flats also need the share certificate and no-dues letter.
How many years of encumbrance should I check?
Ask for the longest period the portal allows. Lenders commonly ask for 13 or 30 years, but this is lender practice, not a fixed legal rule.
What is the most important document when buying property?
There is no single one. The registered chain of title deeds, matched against the land record and the encumbrance record, carries the most weight.
Can I buy property on a power of attorney?
It is risky. A registered sale deed from the owner is the safe route. Ask an advocate before you accept a power of attorney deal.
What should I check before paying a token amount?
Check the seller's identity, the title papers, the encumbrance record, the RERA page for projects and any court cases. Put the conditions in writing in the token receipt.
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