Property verification is a critical process to ensure you are buying a legally sound, dispute-free property with a marketable title. Skiping due diligence can result in financial loss, long legal battles, or difficulty securing a home loan.
Complete Property Verification Checklist
1. Title & Ownership Verification
- Original Title / Sale Deed: Obtain and inspect the original sale deed to confirm that the seller is the legal owner. Cross-check the seller’s name with government ID proofs (PAN, Aadhaar, Passport).
- Chain of Ownership (Mother Deed): Examine past title transfer documents (sale deeds, gift deeds, wills, partition deeds) covering the last 13 to 30 years to ensure an unbroken ownership link.
- Power of Attorney (PoA): If buying through an agent or PoA holder, check if the PoA is valid, registered, and grants explicit rights to execute the sale.
2. Legal & Financial Clearance
- Encumbrance Certificate (EC): Request an EC for the last 13–30 years from the local sub-registrar office to verify that the property has no pending mortgages, liens, or legal dues.
- No Objection Certificates (NOCs): Ensure necessary clearances are obtained from local utility providers (electricity, water) and environmental or regulatory authorities.
- Property Tax & Utility Bills: Review recent property tax receipts and utility bills to confirm there are no unpaid municipal arrears.
3. Revenue & Land Records
- Revenue Records / Mutation (Khata/Patta/Jamabandi): Check revenue entries to ensure the property is listed under the seller's name in state government records.
- Land-Use Classification: For land or plots, verify Non-Agricultural (NA) conversion status or agricultural land-use restrictions before purchase.
(For Flats / Villas)4. Construction & Building Approvals
- Sanctioned Plan: Compare the actual construction with the approved building layout/plan to check for unapproved modifications.
- Completion (CC) & Occupancy (OC) Certificates: Verify that the local municipality has issued an OC, certifying the building is safe to inhabit and built according to regulations.
- RERA Registration: For new builder projects, verify the project's registration status and compliance details on the official state RERA portal.
5. On-Site Physical Inspection
- Boundary & Survey Check: Cross-check plot numbers, survey numbers, dimensions, and physical boundaries with official maps.
- Encroachments & Access: Physically inspect the site to ensure there are no illegal squatters, boundary overlaps, or blocked road access.