How to Verify Property Documents Before Buying a House? – Pan-India DIY Guide

Buying property? Don't rely on brokers or sellers - verify everything yourself! This practical guide works across all Indian states, showing you exactly how to check documents without needing a lawyer for basic verification.

🔍 Step 1: Verify Title Deed (Sale Deed) - The Ownership Proof

What to do:

• Get the original Sale Deed (not photocopy)

• Check seller's name matches latest deed

• Look for words "free and clear title"

DIY Verification for ANY State:

1. Visit the local Sub-Registrar Office where deed was registered

2. Request certified copy (costs ₹200-500)

3. Check index-2 register for past transactions

🚨 Red Flags:

• Seller not original owner → Must see all previous deeds

• Inherited property → Ask for Will/Succession Certificate

Pro Tip: In most states, you can now check deeds online via National Generic Document Registration System

📜 Step 2: Get Encumbrance Certificate (EC) - No Hidden Loans

Why? Confirms no bank loans or legal dues

How to Get EC in ANY State:

1. Online Method (Recommended):

   
   

   • Google "[Your State] land records website"

   • Look for "Encumbrance Certificate" option

   • Enter property details & pay ₹200-500

     
     

2. Offline Method:

   
   

   • Visit Tahsildar/Sub-Registrar office

   • Submit Form 22 with property details

🚨 Must Check:

• EC should cover minimum 30 years

• No "mortgage" entries → Means no pending loans

💰 Step 3: Check Property Tax Receipts - No Pending Dues

How to Verify Across India:

1. Get latest tax receipts from seller

2. Cross-check online:

   
   

   • Search "[Your City] property tax online"

   • Enter Khata number/Property ID from receipt

🚨 Warning Signs:

• Unpaid taxes → You'll have to pay penalties

• No receipts → Property might be illegal

🏗️ Step 4: Verify Building Approval Plan

Why? Illegal constructions = Demolition risk!

Pan-India Verification Steps:

1. Ask seller for sanctioned plan copy

2. Visit local municipal corporation office

3. Request copy of approved plan (₹100-200 fee)

🔍 Cross-Check:

• Match floor count with actual building

• Verify setbacks (open spaces around building)

🏢 Step 5: Check RERA Registration (For New Flats)

How to Verify in ANY State:

1. Google "[Your State] RERA website"

2. Search by project name → Check:

   • Registration status

   • Possession date

   • Builder complaints

🚨 Critical: No RERA number = High fraud risk!

📝 Step 6: Sale Agreement & Possession Letter

Must-Have Clauses in Agreement:

✓ Total price & payment schedule

✓ Penalty for delay

✓ Possession date in writing

🚨 Never: Pay full amount without possession letter!

🏦 Step 7: Bank NOC (If Property Was Under Loan)

How to Get:

✔ Ask seller for loan closure certificate

✔ Call bank to confirm (with seller present)

⚠️ Danger: No NOC = Bank can seize property!

📍 Step 8: Physical Verification - Don't Skip!

What to Do On-Site:

✔ Talk to neighbors - "Is this really the owner?"

✔ Check for illegal occupants

✔ Measure plot dimensions

🚨 Hidden Risk: Tenants can claim rights!

✅ All-India Document Checklist

Document	Where to Verify	Cost
Title Deed	Sub-Registrar Office	₹500
EC	State Land Records Website	₹300
Tax Receipts	Municipal Website	Free
Building Plan	Municipal Office	₹200
RERA	State RERA Portal	Free

💡 Smart Tip: Take timestamped photos of all documents!

🛑 Found Problems? Take Action!

1. Stop all payments immediately

2. File police complaint (Cheating case)

3. Send legal notice 

Remember: Spending 2-3 weeks on verification can save you from years of legal trouble!

Got questions? Ask below! 🔍🏠