Checklist Before You Buy Property: Title, Approvals & Documents

Buying a property has long been a major financial decision and investment. It often involves years of savings and long-term commitments. Property buying in India goes through several legal checks and approvals before ownership is transferred.

Once a property is registered in your name, it is backed by documents. Each document has a specific role. Some confirm who owns the property. Some show that the land and construction are legally approved. Others ensure there are no pending loans or dues linked to the property.

Problems show up when buyers do not know which documents to verify or when to check them. Missing or incorrect documents can delay registration or affect home loan processing. This is why preparing a property purchase checklist of documents before buying a property is necessary.

What Can Go Wrong If You Don’t Follow a Document Checklist?

Without a clear property purchase checklist, you may run into avoidable issues later in the process, such as:

• Registration getting delayed due to missing or incorrect approvals
• Home loan disbursement being held because documents did not align
• Possession being offered without required completion or occupancy certificates
• Utility connections or society transfers getting delayed after purchase

What Documents to Check Before Buying a Property and What to Verify?

Different documents are involved in a property purchase, and each needs to be verified for a specific purpose.

1. Title and Ownership Documents

These documents confirm who legally owns the property and whether ownership can be transferred without dispute. This is the first level of verification for buyers, banks, and lawyers.

Legal checklist before buying a house includes:

• Sale Deed / Conveyance Deed: Registered document that shows how the current seller became the owner(through sale, gift or inherited)
• Encumbrance Certificate (EC): Record of loans, charges, or legal claims on the property
• Previous Sale Deeds: Documents showing past ownership transfers
• Mother Deed: The earliest document that established ownership of the property or land
• Mutation / Land Records: Update of ownership in local authority records
• Khata / Municipal Record: Property entry in municipal or local tax records
• Power of Attorney (if applicable): Authorisation given to someone to sell the property on behalf of the owner

2. Land & Property Use Approvals

These approvals confirm that the land can be used for residential purposes and that the construction is legally permitted. Clear ownership alone is not enough if the land use or approvals are missing or incorrect.

• Land Use / Zoning Approval: Permission that defines how the land can be used(commercial, residential, etc.).
• Conversion / Non-Agricultural (NA) Order: Approval converting agricultural land for residential or other use
• Layout Approval: Sanction for the overall layout of plots, roads, and common areas
• Building Plan Approval: Approval of the building design and construction plan

3. Construction & Possession Certificates

These documents confirm whether the building has been constructed legally and whether it is fit for occupation. Possession without the right certificates can create issues later, even if the property is already in use.

• Commencement Certificate (CC): Permission to start construction
• Completion Certificate: Confirmation that construction is completed as per approved plans
• Occupancy Certificate (OC): Certification that the building is fit for occupation
• Possession Letter (if applicable): Document issued by the developer confirming handover of possession

4. Regulatory & Project-Level Compliance

These checks provide project-level transparency and help buyers verify disclosures made by the developer. They support due diligence but do not replace title or approval checks.

• RERA Registration: Regulatory registration of the real estate project, which can be verified through the official RERA website of the respective state (such as AP-RERA, TN-RERA, Delhi-RERA, UP-RERA, or TG-RERA).
• Local Authority Approvals (if applicable): Clearances or confirmations issued by municipal or development authorities
• Authority-Specific NOCs (if applicable): No Objection Certificates from departments such as fire, water, or utilities

5. Financial & Dues-Related Documents

These documents help confirm that the property does not carry unpaid dues, past loans, or financial liabilities.

If this step is missed, buyers may inherit obligations that belong to the previous owner.

• Property Tax Receipts: Proof that local property taxes are paid
• Utility Bills (Electricity, Water): Records of usage and pending charges
• Home Loan NOC (for resale properties): Confirmation that an earlier home loan is fully closed
• Society No-Dues Certificate (if applicable): Confirmation that maintenance and society charges are cleared

6. Agreement & Transfer Documents

These documents define how ownership is transferred and under what conditions. Even when all approvals are clear, weak or unclear agreements can still lead to disputes.

• Sale Agreement: A document outlining the commercial terms agreed between buyer and seller
• Allotment Letter (for developer projects): Confirmation of unit allocation by the developer
• Builder–Buyer Agreement (if applicable): Detailed contract defining rights and obligations
• Sale Deed: Final document that legally transfers ownership to the buyer

Disclaimer: This checklist is for general informational purposes only and does not constitute legal advice. Property laws and documentation requirements may vary by state and individual circumstances. Readers are advised to consult a qualified legal or property expert before proceeding with any property transaction.

When Should You Verify The Documents Under Property Purchase Checklist?

Different documents need attention at different stages.

1. Before paying a token or booking amount

Check (ownership records + encumbrance details) to confirm that the seller has legal rights to sell the property.

2. Before applying for a home loan

Verify (land use approvals + building approvals + regulatory compliance), as these are critical for loan sanction and processing.

3. Before registration and final payment

Review (financial dues + loan closures + possession-related certificates + final agreement terms) to avoid last-minute delays or disputes.