How to Check if a Property is Under Litigation in India

Before buying any property, it's crucial to verify if it's involved in any legal disputes. A property under litigation can lead to financial loss, endless court battles, and even eviction. Here's a step-by-step guide to check for property litigation in India:

1. Check the Title Deed & Ownership History

• Obtain original title documents from the seller

• Verify chain of ownership for at least 30 years

• Look for gaps in ownership or suspicious transfers

• Confirm the seller has clear marketable title

2. Search in Court Records

Online Methods:

• District Court Website: Most states provide case status search

• National Judicial Data Grid (NJDG): https://njdg.ecourts.gov.in (covers most district courts)

• High Court Websites: Each High Court has case status portals

• Supreme Court Website: https://sci.gov.in for cases appealed to SC

Offline Methods:

• Visit local court's Record Room

• File an application with the Court Registrar

• Check with the Taluka/Tehsil office for pending revenue cases

3. Check Encumbrance Certificate (EC)

• Obtain EC for minimum 13 years from Sub-Registrar Office

• Look for:

  • Mortgages

  • Liens

  • Court attachments

  • Any registered agreements affecting the property

4. Verify with Local Revenue Office

• Check 7/12 Extract (Maharashtra) or equivalent land records

• Look for remarks like:

  • "Disputed"

  • "Attached by Court Order"

  • "Lis Pendens" (pending lawsuit)

• Most states provide this online (e.g., Mahabhulekh for Maharashtra)

5. Physical Verification

• Visit the property and talk to:

  • Neighbors

  • Local police station

  • Residents' welfare association

• Look for:

  • Locked/abandoned appearance

  • Seals or notices on doors/walls

  • Multiple claimants visiting the property

6. Bank/Loan Verification

• Check if the property is:

  
  

  • Mortgaged (search with CERSAI: https://www.cersai.org.in)

  • Under bank possession

  • Auctioned by any financial institution

7. Newspaper Notices

• Search newspaper archives for:

  
  

  • Public notices about the property

  • Court-ordered auctions

  • Legal notices to owners

8. Professional Title Search

Consider hiring:

• A property lawyer for thorough due diligence

• A title search company for complete verification

• Cost: Typically ₹5,000-₹15,000 but worth the investment

Red Flags to Watch For

🚩 Seller avoiding questions about property history

🚩 Price significantly below market rate

🚩 Requests for token/advance without proper documentation

🚩 Inability to produce original documents

🚩 Multiple owners with unclear inheritance

What If You Find Litigation?

• Walk away if the case is serious (partition suits, criminal cases)

• Negotiate if minor technical issues exist

• Get indemnity bond if proceeding despite risks

• Escrow payment until case resolution

Final Checklist

✅ Verified title documents (30+ years)

✅ Clean Encumbrance Certificate

✅ No pending cases in NJDG/court records

✅ Physical verification satisfactory

✅ Bank lien-free status confirmed

Pro Tip: Always invest in a professional legal opinion before purchasing any property. A ₹10,000 legal fee could save you from a ₹10 lakh lawsuit!

Remember: "If a deal seems too good to be true, it probably is." Proper due diligence is your best protection against property litigation risks.