Key Takeaways
- • Compile legal title chain, encumbrance history, RERA, and tax receipts before any transaction.
- • Check physical boundaries and built-up area to detect variance from approved plans.
- • Obtain market valuation from a registered valuer to avoid paying inflated builder premium rates.
Legal Checks – Verify Ownership & Title
Before you make any payment, verify the legal status of the property. These checks protect you from title disputes and fraud:
- Sale Deed — Ensure the seller has a registered sale deed in their name.
- Chain of Title — Verify at least 30 years of ownership history.
- Encumbrance Certificate — Check for pending loans or mortgages (last 15 years).
- Mother Deed — Trace ownership back to the original allotment.
- Property Tax Receipts — Confirm all taxes are paid by the current owner.
- RERA Registration — For under-construction projects, verify RERA registration status.
- Litigation Check — Search for any ongoing or past court cases related to the property.
Technical Checks – Physical Inspection
A physical inspection ensures the property exists as claimed and meets basic quality standards:
- Boundary Verification — Confirm boundaries match the layout plan.
- Built-Up Area — Verify the actual area matches the sale agreement.
- Construction Quality — Check for structural cracks, water seepage, and finishing.
- Approved Plan — Ensure construction follows the approved building plan.
- Utilities — Verify water, electricity, and sewerage connections are legal and functional.
- Common Areas — For apartments, check common areas and amenities match the brochure.
Financial Checks – Valuation & Costs
Beyond the purchase price, consider these financial aspects:
- Market Valuation — Get a government registered valuer to assess the fair market price.
- Circle Rate vs Market Rate — Understand the difference to avoid overpaying.
- Stamp Duty & Registration — Calculate these costs accurately (varies by state).
- Home Loan Eligibility — Check if the property meets the bank's approval requirements.
- Hidden Costs — Include maintenance deposits, parking charges, and legal fees in your budget.
Regional Considerations
Different regions in India have unique challenges that buyers must account for:
- Unauthorized Colonies — Many areas in municipal outskirts are unauthorized. Check the regularisation status before buying.
- Land Pooling Zones — In rapidly expanding development zones, some areas fall under land pooling schemes with complex ownership rules.
- State-Specific Approvals — Approvals from local town and country planning departments differ from state to state. Know which applies to your property.
- Power of Attorney Sales — POA-based transactions are risky. Always insist on a registered sale deed.
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