How to verify property documents before buying in India

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Buying a house is one of the biggest milestones in life, but it’s also where many people trip up because they skip over the fine print. Property frauds and disputes aren’t rare in India, and the best way to protect yourself is by making sure all documents check out before you sign or pay.

Start with the title deed

The title deed is the document that proves who actually owns the property. Always insist on seeing the original. Make sure the seller’s name matches what’s on the government records and that the title is clear — meaning the seller has full rights to sell and the property isn’t tied up in a dispute.

Look at the encumbrance certificate

This certificate tells you if the property has any outstanding loans or legal dues. You can get it from the sub-registrar’s office, and it covers a specified period, usually the last 15–30 years. If there’s a bank loan still pending, it will show up here, so you know if the seller is trying to offload a liability on you.

Check approvals and plans

If you’re buying an apartment or a house in a project, verify that the builder has approval from the local development authority or municipal corporation. Ask for the sanctioned building plan and compare it with what’s actually being built. Illegal extensions or deviations from the plan can later attract penalties or even demolition notices.

Verify tax and utility bills

Unpaid property taxes can come back to haunt you. Ask for the latest property tax receipts from the seller and check that there are no dues on water or electricity bills. This also reassures you that the property is properly registered with the local civic body.

Don’t skip RERA registration

For under-construction projects, check whether the builder has registered the project with the Real Estate Regulatory Authority (RERA). Each state has its own RERA website where you can enter the project details and confirm. This step is crucial because RERA registration means more transparency and some legal protection for buyers.

Why a lawyer helps

Even if it feels like an extra cost, having a property lawyer review the paperwork can save you lakhs in the long run. They’ll spot red flags you may miss and make sure your agreement to sell and sale deed are watertight.

The bottom line

Buying property is emotional, but paperwork is what secures it. Taking the time to verify every document now ensures your dream home doesn’t turn into a legal nightmare later.