New Delhi. If you are thinking of buying a house or land, the biggest danger is not just fake builders or wrong rates, but title disputes. About 66% of civil cases in India are related to property, and sometimes these disputes escalate to crimes like murder. In UP alone, between 2017 and 2021, more than 3,000 murders took place over property disputes. A small negligence can land you in court for 10-20 years.
Therefore, before finalizing the deal of any property, it is necessary to check the title clearance i.e. ownership rights. This means that there should be no loan, tax due, court case or fake claim on that property. If you check these 5 documents properly, then your property will remain safe throughout your life.
1. Sale Deed (Registered)
Sale deed means definitive proof of sale. This document tells to whose name the ownership was transferred. If the deed is not registered, no valid right arises on the property.
How to check: Verify the registered copy by visiting your state sub-registrar office or online portal like igrsup.gov.in. Also, check the chain of title i.e. the ownership history of the last 30 to 60 years.
2. Encumbrance Certificate (EC) – Minimum of 30 years
EC shows whether there is any loan, mortgage, tax due or court order on the property. The older this certificate is, the more security you will get.
How to check: Apply online on the revenue portal of your state by paying a fee of ₹ 100-500. If you see any kind of entry, get it cleared first.
3. Khata-Khatauni / Jamabandi / 7/12 Extract
These are land revenue records, which show who is the real owner, what is the area of the land and whether it falls in agricultural or non-agricultural category.
How to check: Visit the state Bhulekh portal (like bhulekh.up.nic.in) and download it for free. Also please see the mutation update.
4. Mutation Entry
Official record of mutation i.e. name transfer. Whenever a property is sold, the new name must be updated with the revenue department.
How to check: Verify with local tehsil or municipal office. If mutation does not happen, then property tax will come in the name of the old owner only, which may lead to disputes in future.
5. Occupancy Certificate (OC) / Completion Certificate (CC)
If you are buying a flat or apartment, this is the most important document. OC or CC is proof that the building is completely legal and the construction has been approved by the local authority.
How to check: Verify with the builder or local municipal corporation like BMC or MCD. Keep in mind, this document is mandatory in RERA projects.
Get the title search done by a lawyer
The safest approach is to get the title search done by a registered property lawyer rather than doing it yourself. Its cost ranges from ₹15,000-30,000 in Mumbai and Delhi and ₹10,000-25,000 in smaller cities. The lawyer cross-verifies the entire 30-60 years of records, newspaper notices, court cases and loan entries. Once this process is completed, your property is considered completely legal and dispute-free.
