FAQ: How Do I Verify a Property's Title?

Title verification is the single most important due diligence step in a property transaction. A defective title can render your investment worthless — and in India, title disputes are the most common form of real estate litigation.

The goal of title verification is to establish a clear, marketable, and dispute-free chain of ownership stretching back at least 30 years (ideally 50+). Here's the process:

1. Obtain the title chain: Request the builder or seller to provide the mother deed (the original document that established ownership of the land), along with all subsequent sale deeds, gift deeds, partition deeds, or wills that transferred ownership over the years. This is the chain of title.

2. Check the encumbrance certificate (EC): The EC, issued by the sub-registrar's office, shows all transactions and encumbrances (mortgages, liens, charges) on the property for a specified period. Request an EC for at least 15–30 years. A clean EC confirms the property is free of financial encumbrances.

3. Verify the latest sale deed: Ensure the current seller's name matches the sale deed and that the sale deed has been registered and stamped properly.

4. Check the property tax receipts: Confirm that property tax has been paid up to date. Unpaid property tax can become a lien on the property.

5. Verify approved building plan and sanctions: For apartments, check that the building plan is sanctioned by the local authority and that the construction matches the approved plan. Deviation from the approved plan can lead to demolition or denial of the occupancy certificate.

6. Check RERA registration: For under-construction projects, verify the RERA registration on the state RERA portal. Check for any complaints against the builder.

7. Check land use and zoning: Verify that the land is zoned for residential use and that there's no pending land acquisition notification by the government.

8. Conduct a physical survey: For plots and villas, conduct a physical survey to verify the boundaries and ensure there's no encroachment.

9. Engage a lawyer: Title verification should be done by a qualified real estate lawyer, not by the buyer or the broker. The lawyer will examine the documents, identify defects, and issue a title opinion.

Our rule: never proceed with a purchase without a clean title opinion from an independent lawyer. The cost of the legal opinion (₹15,000–50,000) is trivial compared to the cost of a title dispute.

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