Property Documents Checklist
Every document you must verify before buying property in India. Missing even one can lead to legal disputes, financial loss, or an unmarketable title. This checklist applies to all Indian states.
Step one: know the government value
Stamp duty is calculated on the government value, not the agreed price. Check it before you negotiate.
Critical Documents (9)
These documents are non-negotiable. Do not proceed with the purchase if any of these are missing, incomplete, or have discrepancies.
Title Deed / Sale Deed
OwnershipProves the seller legally owns the property. Verify the entire chain of ownership (chain of title) going back at least 13 years. Each transfer must be supported by a registered Sale Deed.
Encumbrance Certificate (EC)
OwnershipIssued by the Sub-Registrar Office, confirms no mortgages, liens, or legal claims exist on the property. Obtain an EC for the last 13-30 years (varies by state). Available online in most states.
Khata Certificate / Mutation Record
RevenueProves the property is registered in the municipal/revenue records in the seller's name. Required for obtaining a building plan, water/electricity connection, and property tax assessment.
Property Tax Receipts
RevenueVerify all property tax payments are current. Outstanding property tax becomes the buyer's liability. Obtain receipts for at least the last 3 years.
Approved Building Plan
ConstructionSanctioned by the local municipal authority. Confirms the building was constructed as per approved plans. Any deviation is an unauthorized construction and can lead to demolition orders.
Completion Certificate (CC)
ConstructionIssued by the municipal authority after construction is complete and inspected. Confirms the building complies with approved plans, building codes, and safety standards.
Occupancy Certificate (OC)
ConstructionCertifies the building is fit for habitation. Required for water, electricity, and sewage connections. Without an OC, the building is technically not habitable under law.
RERA Registration
RegulatoryUnder the Real Estate (Regulation and Development) Act, 2016, all projects with land area >500 sq.m or >8 apartments must be RERA-registered. Verify the RERA number on your state's RERA website.
TDS Certificate (Form 26QB)
TaxIf the property value exceeds ₹50 lakhs, the buyer must deduct 1% TDS and deposit it with the Income Tax department using Form 26QB before registration. The TDS certificate must be provided to the seller.
Additional Documents (6)
Important but situational — verify these based on your specific property type and transaction.
NOC from Housing Society
TransferRequired for resale apartments. The housing society issues a No Objection Certificate confirming the seller has no outstanding dues and the society consents to the transfer.
Power of Attorney (if applicable)
TransferIf the seller is represented by an agent, verify the Power of Attorney is registered and specifically authorizes the sale of this property. General POA is not sufficient for property sales in most states.
Land Use Certificate
RegulatoryConfirms the land is zoned for the intended use (residential, commercial, mixed). Agricultural land converted for residential use needs a conversion order (DC conversion).
No Litigation Certificate
LegalA declaration or legal opinion confirming no pending court cases or disputes involving the property. Your lawyer should conduct a search in the relevant courts.
Home Loan NOC / Bank Release
FinancialIf the property has an existing mortgage, the seller must obtain a release letter and NOC from their bank. The original Title Deed will be with the bank until the loan is cleared.
Latest Utility Bills
VerificationVerify electricity, water, and gas connections are in the seller's name. Outstanding utility bills become the buyer's problem. Transfer connections to your name post-registration.
Disclaimer: This checklist is for general informational purposes and does not constitute legal advice. Requirements may vary by state, property type, and municipality. Always engage a qualified property lawyer to conduct due diligence before completing any property transaction.