Buying property is a big decision — and often a once-in-a-lifetime move.
But in India, property frauds, title defects, and ownership disputes are far too common.
And that’s why the first thing you must do before buying any property — whether it’s an apartment, plot, house, or agricultural land — is to verify the title and ownership.
This process is called property title verification.
It helps you ensure that:
- The seller actually owns the property
- There are no legal disputes or encumbrances
- You are not buying from someone with no right to sell
Let’s walk through the full step-by-step process — in a way that’s legally accurate, easy to understand, and visually clear.
📑 What Is Title Verification?
Title refers to the legal ownership of a property.
A “clear title” means:
- The seller has valid ownership
- There are no legal claims, disputes, or loans on the property
- The property is free from litigation, inheritance issues, or fraud
🔍 Why it matters:
- Without a clear title, you can’t register the property in your name
- You may lose your money if the sale is challenged later
- Banks won’t approve loans for properties with defective titles
- You can’t legally resell or develop such property
Verifying the title is not optional — it’s essential.
📃 Key Documents to Check for Title and Ownership
Here’s a list of documents you (or your lawyer) must thoroughly check:
1.
Mother Deed / Parent Deed
- Shows the original ownership
- Traces title history
- Must be unbroken chain for past 30 years
2.
Sale Deed / Conveyance Deed
- Legal proof that the seller acquired the property
- Must be registered
- Examine for boundaries, area, and ownership details
3.
Khata / Property Tax Receipt / Municipal Records
- Confirms property is recorded with local authorities
- Must be in seller’s name
- Look for B-Khata vs A-Khata (especially in Karnataka)
4.
Encumbrance Certificate (EC)
- Shows whether the property has a loan, mortgage, or legal liability
- Can be obtained online or from Sub-Registrar
- Get EC for the last 15–30 years
5.
RTC / Pahani (for agricultural land)
- Details land type, crop details, owner’s name
- Check for classification: agricultural vs non-agricultural
6.
Mutation Extract / Patta (in some states)
- Shows transfer of ownership in revenue records
- Must be in seller’s name
7.
Occupancy Certificate (for apartments)
- Confirms lawful construction completion
- Issued by municipality after inspection
8.
Building Approval Plan
- Especially for flats
- Must be sanctioned by local development authority
Tip: Always cross-verify the seller’s name on every document with ID proof and Aadhaar.
🖥️ How to Verify Property Title Online (Digital Methods)
Many Indian states now offer online portals where you can verify ownership and land records.
🧭 Common steps:
- Visit your state’s Bhoomi / Bhulekh / Revenue / Land Records Portal
- Enter survey number, owner’s name, district, taluk, etc.
- View or download records like RTC, mutation, EC
🗂️ Examples of State Portals:
- Karnataka: https://landrecords.karnataka.gov.in
- Maharashtra: https://bhulekh.mahabhumi.gov.in
- Tamil Nadu: https://eservices.tn.gov.in
- Telangana: https://dharani.telangana.gov.in
- Uttar Pradesh: http://upbhulekh.gov.in
Each portal has a slightly different process, but the information you’re looking for includes:
- Owner’s name
- Survey number
- Mutation status
- Classification of land
- Encumbrance (if any)
Note: Online records are useful, but always double-check with physical records and legal advice.
🧾 How to Get an Encumbrance Certificate (EC)
This is one of the most critical documents in title verification.
Why EC matters:
- It tells you if there’s a mortgage, loan, or legal claim
- No EC = potential hidden debt or legal risk
How to get it:
- Visit Sub-Registrar Office or online portal
- Apply for Form 15 (transactions recorded)
- Specify the period (usually 15 or 30 years)
- Pay nominal fee
- Get certified EC in your name
You can also apply online in many states like Karnataka, Tamil Nadu, and Andhra Pradesh.
👨⚖️ Role of a Property Lawyer in Title Verification
A skilled property lawyer doesn’t just check papers — they read between the lines.
They help you by:
- Tracing 30 years of title chain
- Reading and interpreting old deeds
- Identifying forgery, missing links, or red flags
- Verifying if GPA (power of attorney) is valid or expired
- Checking RERA registration
- Drafting clean sale agreements based on real title
Don’t skip this step.
What looks perfect to you might be legally defective.
⚠️ Common Red Flags to Watch Out For
Even if all documents are “present”, look for these danger signs:
- Seller has no parent deed or missing link in title
- EC shows mortgage or loan
- Mutation not done in seller’s name
- Discrepancy between physical possession and registered area
- No occupancy certificate for apartment
- GPA sale (sale through power of attorney)
- Undivided family property being sold by one person
- Agricultural land being sold as “ready to build” without conversion
If any of these exist — pause immediately and get legal advice.
🏘️ Special Case: Verifying Apartments and Plots in Layouts
Apartments and plotted developments need extra care:
For apartments:
- Check if builder has RERA registration
- Verify building approval and layout plan
- Ask for occupancy certificate
- Check association formation and maintenance charges
For plots in layouts:
- Confirm DTCP / BDA / HMDA approval
- Ask for layout sanction copy
- Look out for agricultural conversion order (DC Conversion)
- Avoid “revenue sites” or “B Khata” plots in Karnataka unless regularized
Don’t rely on just brochure promises — ask for certified copies.
🌾 Special Case: Verifying Agricultural Land
Verifying agricultural land requires attention to local laws.
Key steps:
- Check RTC / Pahani for ownership and classification
- See if land is agricultural or converted
- Confirm extent and survey boundaries
- Ensure seller is legally eligible to sell (some states restrict sale to non-farmers)
- Verify prohibited lands (gomala, government, forest, SC/ST assigned lands)
- Check for partition or joint family rights
Agricultural land is often where most frauds happen.
Always hire a local lawyer with experience in land law.
🧠 Final Legal Tips Before You Sign the Deal
Here’s a checklist you should never skip:
✔️ Get legal opinion in writing
✔️ Insist on 30-year title chain
✔️ Verify seller’s PAN, Aadhaar, and identity
✔️ Visit the property in person
✔️ Match schedule property with physical site
✔️ Get all documents notarized or certified
✔️ Don’t rely solely on builder or agent
✔️ If it’s a resale flat, check past sale deed + society NOC
✔️ For NRIs: execute power of attorney with proper clauses
📞 Need Help Verifying Property Documents? Let’s Talk!
If you’re planning to buy property in India, don’t take chances.
Let our team of property law specialists help you make the right, legally sound move.
We offer:
✅ Property document verification
✅ Legal opinions before purchase
✅ Drafting of sale deeds, agreements, and more
Whether you’re a first-time buyer, investor, or NRI — we’re here to support you every step of the way.
📧 Email: ranjinijayaram@rjpropertylaw.com
📱 Mobile: +91 80884 17193
🌐 Website: www.rjpropertylaw.com
Let’s make your property buying journey smooth, safe, and fully protected.
Get in touch with us today!