Understanding Property Documents in India: A Complete Checklist

Property documentation can seem overwhelming, but understanding these documents is crucial for a safe purchase. This guide explains every important document you need to verify before buying property in India.

Why Document Verification Matters

Improper documentation can lead to:

• Legal disputes with previous owners
• Property seizure if seller didn't have clear title
• Bank loan rejection for resale
• Inability to sell in the future
• Financial loss from fraud

Warning: Document verification is not optional. Many buyers have lost their entire investment due to inadequate due diligence.

Essential Documents for All Properties

1. Title Deed (Sale Deed)

The most important document that proves ownership.

What to Check:

• Names of current and previous owners
• Property description matches actual property
• Clear chain of ownership for 30+ years
• No encumbrances or pending legal issues
• Proper stamp duty paid
• Registered with Sub-Registrar

Red Flags:

• Missing links in ownership chain
• Unsigned or unregistered deed
• Mismatch in property description
• Title held by multiple parties without clarity

2. Encumbrance Certificate (EC)

Shows the transaction history and confirms no pending loans or legal disputes.

What to Check:

• Obtain EC for at least 13-30 years
• All transactions should be recorded
• No mortgage or lien on property
• Verify from Sub-Registrar office directly

How to Get It:

• Apply at Sub-Registrar office
• Available online in some states
• Processing time: 7-15 days

3. Property Tax Receipts

Proves taxes are paid and property is legal.

What to Check:

• All taxes paid up to current date
• Property details match records
• No outstanding dues
• Mutation completed in buyer's name (post-purchase)

4. Khata Certificate (Varies by State)

Also called Khata Extract or Patta. Records property in municipal records.

What to Check:

• Property registered in seller's name
• Used for paying property tax
• Required for applying for utilities
• Different states have different names

Documents for New/Under-Construction Properties

5. RERA Registration Certificate

Mandatory for all new projects under Real Estate Regulation Act.

What to Check:

• Valid RERA number
• Verify on state RERA website
• Project timeline and delivery date
• Builder's track record on RERA portal
• Compare promises vs registered details

Where to Verify:

• Maharashtra: maharera.mahaonline.gov.in
• Karnataka: rera.karnataka.gov.in
• Delhi: reradelhiup.gov.in

6. Approved Building Plan

Confirms construction is as per sanctioned design.

What to Check:

• Approval from municipal authority
• Matches actual construction
• Floor plans match your unit
• No unauthorized additions
• Valid approval period

7. Commencement Certificate (CC)

Permission to begin construction.

What to Check:

• Issued by local authority
• Valid for the building being constructed
• All required NOCs obtained

8. Occupancy Certificate (OC)

Certifies building is safe and legal to occupy.

What to Check:

• Issued by local municipal authority
• Confirms compliance with approved plans
• Required for utility connections
• Essential for resale and bank loans

Important: Never take possession without OC. It's illegal to occupy a building without OC.

9. Completion Certificate

Confirms construction is complete as per approved plan.

What to Check:

• All floors and amenities complete
• Matches original approved plan
• Fire safety compliance
• Environmental clearances obtained

Documents for Resale Properties

10. Previous Sale Deeds

Chain of all previous ownership transfers.

What to Check:

• Complete chain from original purchase
• All transfers properly registered
• No gaps in ownership history
• No disputes mentioned

11. Society NOC

For apartments, clearance from housing society.

What to Check:

• Seller is member in good standing
• No outstanding dues
• No objection to transfer
• Share certificate transfer included

12. Bank NOC (If Previously Mortgaged)

If property had a loan, clearance from the bank.

What to Check:

• Loan fully repaid
• Property documents released
• No pending claims
• Original documents returned

13. Latest Electricity and Water Bills

Proves utilities are legal and paid.

What to Check:

• Bills in seller's name
• No outstanding dues
• Legal connections (not unauthorized)

Documents for Land Purchase

14. 7/12 Extract (Agricultural Land)

Also called Pahani or RTC (Record of Rights).

What to Check:

• Owner's name matches seller
• Land area and survey numbers
• Type of land (agricultural/non-agricultural)
• No pending disputes

15. Conversion Certificate

Required if converting agricultural land to non-agricultural use.

What to Check:

• Valid conversion approval
• Purpose matches your intended use
• All fees paid

16. NA Order (Non-Agricultural Order)

Permits use of land for residential/commercial purpose.

What to Check:

• Valid NA permission
• Covers your intended use
• Necessary for construction permission

Due Diligence Process

Step 1: Collect All Documents

Get copies of all relevant documents from the seller.

Step 2: Physical Verification

• Visit property to verify physical details
• Match boundaries with documents
• Check for encroachments

Step 3: Title Search

• Hire a lawyer for title search
• Verify 30+ years of ownership
• Check for litigation

Step 4: Authority Verification

• Verify documents with issuing authorities
• Cross-check RERA registration
• Confirm approved plans with municipality

Step 5: Encumbrance Check

• Get fresh EC from Sub-Registrar
• Verify no recent transactions
• Check for any liens or mortgages

Common Document Frauds to Watch For

1. Forged Documents

• Always verify with issuing authority
• Check for proper stamps and signatures
• Compare with original records

2. Fake Power of Attorney

• Verify POA registration
• Confirm with principal (original owner)
• Be extra cautious with POA sales

3. Duplicate Sales

• Check EC thoroughly
• Verify no recent sales in records
• Physical possession matters

4. Unauthorized Construction

• Compare with approved plans
• Check for demolition notices
• Verify with municipal records

5. Fake RERA Registration

• Always verify on official portal
• Check project details match
• Confirm builder credentials

Document Checklist by Property Type

New Apartment

• [ ] RERA Registration
• [ ] Approved Building Plan
• [ ] Commencement Certificate
• [ ] Occupancy Certificate (before possession)
• [ ] Title Deed of Land
• [ ] Agreement to Sell
• [ ] Builder's License

Resale Apartment

• [ ] Original Sale Deed
• [ ] Previous Chain of Deeds
• [ ] Society NOC
• [ ] Share Certificate
• [ ] Encumbrance Certificate
• [ ] Property Tax Receipts
• [ ] Utility Bills
• [ ] Bank NOC (if mortgaged)

Independent House

• [ ] Title Deed
• [ ] Approved Building Plan
• [ ] Completion Certificate
• [ ] Occupancy Certificate
• [ ] Property Tax Receipts
• [ ] Encumbrance Certificate
• [ ] Mutation Record

Land/Plot

• [ ] Title Deed
• [ ] 7/12 Extract or RTC
• [ ] Conversion Certificate (if applicable)
• [ ] NA Order (for non-agricultural use)
• [ ] Encumbrance Certificate
• [ ] Property Tax Receipts
• [ ] Survey Map

When to Hire Professionals

Hire a Property Lawyer When:

• Transaction value is above ₹50 lakhs
• Property has complex ownership history
• Buying from Power of Attorney holder
• Property involves inheritance
• Any doubt about documentation

Hire a Property Consultant When:

• First-time buyer
• Buying in unfamiliar location
• Complex negotiation required
• Need help with entire process

Conclusion

Document verification is not an area to cut corners. The cost of hiring a lawyer for due diligence is a fraction of what you could lose from a fraudulent or disputed property.

Take your time, verify everything, and when in doubt, walk away. There will always be another property - but recovering from a bad purchase can take years or may never fully happen.

Use our Stamp Duty Calculator to estimate registration costs once you've verified all documents and are ready to proceed with purchase.