How to Check Property Documents Before Buying in India

Property fraud costs Indians an estimated ₹1.3 lakh crore every year. The difference between a safe purchase and a lifetime of litigation often comes down to how well you verify the documents. Here's exactly how to check every document in a property transaction.

Step 1: Verify the Title Chain

The title chain is the ownership history of the property. You need to trace ownership back at least 30 years — ideally to the original allotment or conversion. Every transfer from one owner to the next should be supported by a registered sale deed, gift deed, succession certificate, or court order. A single missing link in this chain can invalidate the seller's right to sell.

What to check: Does the name on each deed match the next? Are there any GPA (General Power of Attorney) sales in the chain? GPA sales are not legally valid transfers of title per the Supreme Court's 2011 ruling in Suraj Lamp v. State of Haryana.

Step 2: Get a 30-Year Encumbrance Certificate

Apply at the Sub-Registrar's office for an EC covering the last 30 years. This document lists every registered transaction — sales, mortgages, liens, and court attachments. Cross-reference every transaction in the EC with the title chain. If the EC shows a mortgage, verify it has been properly released.

Step 3: Check Mutation / Khata Records

Mutation is the process by which the local revenue authority updates its records after a property transfer. Many buyers skip this, but mutation records can reveal disputes that don't show up in ECs. Visit the Tahsildar's office or check online portals (Bhoomi in Karnataka, IGRS in Telangana, Bhulekh in UP) to confirm the seller's name matches the revenue records.

Step 4: Verify Tax Payments

Unpaid property tax becomes the buyer's liability. Get tax paid receipts for at least the last 5 years. In municipal areas, check with the local corporation. For agricultural land, verify the land revenue records. Outstanding tax or cess can result in the property being attached.

Step 5: Check for Litigation

Search the eCourts portal (ecourts.gov.in) for any cases involving the property address, survey number, or the seller's name. Check both civil and criminal courts. A pending suit for partition, specific performance, or injunction can freeze the property.

Step 6: Confirm Building Approvals (for built properties)

For flats and houses, verify: (a) the sanctioned building plan from the municipal authority, (b) the commencement certificate, (c) the occupancy certificate (OC), and (d) the completion certificate. If the builder deviated from the approved plan, the structure could face demolition orders.

Step 7: Verify RERA Registration (for new projects)

Any project with more than 8 units or land exceeding 500 sq meters must be registered under RERA. Check the state RERA portal with the registration number. Verify that the project details — carpet area, completion date, common areas — match what's being advertised.

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