Which Documents to Check When Buying Property

Paperwork is the one thing that cannot be fixed afterwards. Everything else — paint, repairs, even price — can be worked out later.

1. Title deed — the main ownership document

It says whose the property is and how it came to them. Check:

• Does the name match the person selling
• Do the details — size, boundaries — match the ground
• Is the registration stamp and date on it

2. Chain of title — the links behind it

The most recent sale deed is not enough. The earlier sales have to link up, or a claim can emerge from the gap.

The further back you can get papers, the better.

3. Encumbrance — is anything charged against it

This means whether there is a loan, mortgage or legal claim on the property. It is established from the relevant office.

A loan on the property is not itself a problem — but the deal has to settle clearly how it is cleared.

4. Approvals

• Plot — layout approval
• Construction — building approval, and completion where it applies
• Flat — RERA registration where it applies (what RERA is)

5. Land use / diversion

Whether the land is agricultural or residential matters. Building a house on agricultural land has its own rules.

6. Tax and bills

• Recent property tax receipts
• Electricity and water bills, with nothing outstanding

These look like small papers, but arrears end up in your name later.

7. The seller's identity

• Identity document, with the name matching the papers
• If selling under a POA, that POA
• If there are several owners, consent from all of them

At registry

Registry is the process that records ownership in your name in the government record. Without it a deal is not complete, no matter what has been paid.

Ask the sub-registrar office or your lawyer for the current stamp duty and registration rates at the time — they change, which is why they are not written here.

When paying a token

• Get it in writing — how much, on what condition, until when
• The refund condition should be spelled out
• Do not pay a large amount before seeing the papers

The short list

• Title deed seen
• Chain of title as far as available
• Encumbrance position established
• Approval papers seen
• Land use checked
• No arrears on tax and bills
• Seller's identity matched
• All owners consenting
• Token terms in writing

Read next

• What RERA is
• What to check before buying