Title deeds, encumbrance certificates, approvals and RERA registration — the key documents to review before you buy.
Why documents matter
Most property disputes arise from gaps in paperwork that could have been spotted before purchase. Reviewing documents carefully — ideally with a qualified property lawyer — is the single most effective way to protect your money.
This article is general information, not legal advice. Requirements vary by state and property type.
Ownership and title documents
- Sale deed / title deed: proves the seller's ownership.
- Chain of documents: previous sale deeds showing how ownership passed over the years.
- Mutation records: show the property is recorded in the seller's name in municipal or revenue records.
- Encumbrance certificate: confirms whether the property has any registered loans or charges.
Approvals and completion
- Approved building plan / layout: sanctioned by the local development authority.
- Completion or occupancy certificate: confirms the building was completed as approved and is fit for occupation.
- Land-use conversion: for plots, confirms the land can be used for residential or commercial purposes.
For new projects: RERA and agreements
Under-construction projects above the prescribed size must be registered with the state RERA authority. Check the registration number, approved plans, and quarterly progress updates on the state RERA portal. Read the builder-buyer agreement carefully, particularly the possession date, penalty clauses and specifications.
Tax, utilities and society
- Latest property tax receipts
- Electricity and water bills with no outstanding dues
- Society no-objection certificate and no-dues letter, where applicable
- Loan closure letter if the seller had a home loan
Next steps
Keep copies of every document and have your lawyer confirm them before paying any significant amount. See also things to check before buying a house, or ask our team for help organising your paperwork.
