How to Verify Property Documents Before Buying – Complete Checklist 2025

Buying property is probably the biggest financial decision of your life. One mistake in document verification can cost you lakhs – or even the entire property!

Every year, thousands of Indians lose money to property frauds. Don't be one of them. Here's your complete guide to verify property documents.

Why Document Verification is Critical:

Real incidents:

• Suresh bought a flat, later discovered builder had no approval – flat demolished

• Kavita's "clear title" property had a 30-year-old court case

• Ramesh bought land that was actually government property

15 Documents You MUST Check:

1. Title Deed (Most Important)

This proves who owns the property.

Check:

• Is seller's name on the title deed?

• Is it registered at Sub-Registrar office?

• Check registration number and year

• Verify stamps and signatures

Go back 30 years: Check chain of ownership – who sold to whom, all previous sales

Red flags:

• Gaps in ownership chain

• Unregistered sale deeds

• Only agreement to sell (not sale deed)

2. Encumbrance Certificate (EC)

Shows all transactions (sales, mortgages, liens) on property for specified period.

How to get:

• Visit Sub-Registrar office

• Apply online on state's registration website

• Fee: ₹50-₹200

• Get EC for at least 13-30 years

What EC tells you:

• Property sold how many times

• Any loans/mortgages on property

• Any court orders

• Any revenue recovery

Red flag: If seller claims no loan but EC shows mortgage

3. Sale Deed

The final registered document proving ownership transfer.

Check:

• Seller is current owner

• Property boundaries mentioned clearly

• All co-owners have signed

• Registered with stamps and photos

4. Mother Deed

The original document when property was first created (e.g., when builder got land).

Verify entire chain from mother deed to current owner.

5. Approved Building Plan

Municipal Corporation must approve construction plans.

Check:

• Building plan sanctioned by municipal authority

• Construction matches approved plan

• Not violated setback rules, FSI limits

• Completion certificate obtained

How to verify:

• Visit Municipal Corporation office

• Check plan approval number

• Get certified copy

Red flags:

• Unapproved construction

• Construction different from plan

• No completion certificate

6. Occupancy Certificate (OC)

Builder must get OC after construction, certifying building is safe for occupation.

Without OC:

• No water/electricity connection

• Technically illegal to occupy

• Banks won't give loan

7. Khata Certificate / Property Tax Receipt

Proves property is registered with municipality and taxes paid.

Two types:

• A Khata – Legally approved property

• B Khata – Unapproved or violates rules (avoid B Khata)

Check:

• Tax paid up to current year

• Property ID matches documents

• No dues pending

8. Encroachment Certificate

From municipality certifying no unauthorized occupation of property.

Important for land/plots.

9. NOC from Society/Apartment

For flats, get No Objection Certificate from housing society.

Confirms:

• No dues pending

• Society has no objection to sale

• Maintenance paid

10. Allotment Letter (for Builder Flats)

Original allotment when you booked flat.

11. Commencement Certificate

Permission to start construction.

12. Land Use Certificate

Confirms land use (residential/commercial) matches your requirement.

Red flag: Residential land used for commercial (illegal)

13. Revenue Records (7/12, 8A extract for land)

For agricultural land in villages.

Check:

• Owner's name in revenue records

• Land survey number

• Land area

• No disputes noted

14. Court Case Search

Search if any court cases (civil/criminal) on the property.

How:

• Visit civil court

• Search by property address/survey number

• Get court clearance certificate

15. Legal Opinion from Lawyer

Hire a property lawyer (₹3,000-₹10,000) to verify all documents.

They check:

• Title is clear

• No legal defects

• Documents are genuine

• Advise on risks

How to Verify Documents – Step by Step:

Step 1: Collect all documents from seller

Step 2: Visit Sub-Registrar office

• Get encumbrance certificate

• Verify registration of sale deed

• Check title deed registration

Step 3: Visit Municipal Corporation

• Verify approved plan

• Check tax receipts

• Confirm property details

Step 4: Visit Society office (for flats)

• Get NOC

• Check maintenance dues

Step 5: Visit Civil Court

• Search for any cases

Step 6: Hire property lawyer

• Get documents vetted

• Get legal opinion in writing

Step 7: Physical inspection

• Match property with documents

• Check boundaries

• Look for encroachments

Red Flags – Walk Away If You Find:

🚩 Seller pressures you to buy quickly🚩 "Power of Attorney" sale (unless legally valid)🚩 Below market price🚩 Unregistered documents🚩 Seller can't show original documents🚩 Property disputes in EC🚩 Pending court cases🚩 Agricultural land being sold as residential🚩 Builder hasn't got OC🚩 Unapproved construction

Special Cases:

Inherited Property:

• Check will or succession certificate

• Verify all legal heirs have consented

• Check death certificate of previous owner

• Mutation done in revenue records

Power of Attorney Sale:

• Check POA is registered

• Check POA holder has authority to sell

• Verify POA is not revoked

• Buyer must be very careful (many frauds happen)

Agricultural Land:

• Check if buyer is eligible (only farmers in some states)

• Land ceiling act compliance

• Conversion certificate (if converting to residential)

RERA Registered Projects:

For under-construction property:

• Builder must be RERA registered

• Check RERA registration number

• Verify on RERA website

• Check approved plans uploaded on RERA

Cost of Verification:

• Encumbrance Certificate: ₹50-₹200

• Lawyer fee: ₹3,000-₹10,000

• Physical inspection: Free

• Court search: ₹500-₹1,000

• Total: ₹3,500-₹12,000

Small price to protect ₹50 lakh+ investment!

Online Verification Tools:

Many states now allow online checks:

• Land records portals

• EC online

• RERA websites

• Municipal Corporation websites

Examples:

• Delhi: dlrc.delhi.gov.in

• Maharashtra: mahabhulekh.maharashtra.gov.in

• Karnataka: kaveri.karnataka.gov.in

Pro Tips:

• Never skip physical inspection

• Visit property multiple times (different times of day)

• Talk to neighbors about property history

• Check with local police station if area is disputed

• Insurance: Consider title insurance (new in India)

• Keep copies of ALL documents

• Verify seller's identity (Aadhaar, PAN)

Real Example:

Anjali was buying a flat in Bangalore for ₹60 lakh. Seller showed all documents. She hired a lawyer for ₹5,000. Lawyer found:

• EC showed property was mortgaged to bank

• Seller had hidden ₹15 lakh loan

• Previous sale deed had discrepancies

Anjali walked away, saved ₹60 lakh disaster. That ₹5,000 was best money spent!

Conclusion:

Document verification is not optional – it's essential. Spend time and money on this step. One missed red flag can destroy your dream of owning property. Be patient, be thorough, be safe.

Buying property soon? Save this checklist and verify every document!