Buying property in India is a document-heavy process, and most disputes trace back to a document nobody checked. Here is the list, in the order a lawyer would go through them.
1. Title deed / sale deed
Establishes that the seller owns the property. Ask for the chain of previous sale deeds going back at least 30 years and check names, survey numbers and extent match the current deed.
2. Encumbrance certificate (EC)
Issued by the sub-registrar office for a period you specify (ask for 30 years). It lists every registered transaction — mortgages, sales, gifts — against the property. A clean EC means no registered loan is outstanding.
3. Approved building plan and completion certificate
For flats and houses, the plan sanctioned by the local authority (CMDA, BDA, HMDA, MCGM, DTCP and so on) and the completion or occupancy certificate. Deviations from the plan can make a property unbankable.
4. Property tax receipts and utility bills
Latest receipts in the seller's name. Arrears transfer with the property.
5. RERA registration
For projects and agents, verify the number on the state RERA portal, not just on the brochure.
6. Khata / patta / 7-12 extract
The revenue record that shows who the government recognises as holder. Names differ by state: khata in Karnataka, patta/chitta in Tamil Nadu, 7/12 in Maharashtra, pattadar passbook in Telangana and Andhra.
7. NOC from society or lender
If the property is in a co-operative society or under a bank loan, get the no-objection certificate before paying any advance.
8. Power of attorney, if any
If someone is selling on the owner's behalf, the PoA must be registered and specific to this property. Prefer to deal with the owner directly.
Use our stamp duty calculator to estimate registration costs by state.