The real estate sector in India has witnessed significant reforms in recent years, with authorities introducing stricter property registration norms to protect buyers from fraud and ensure transparent transactions. These new regulations emphasize thorough document verification before completing the registry process. Whether you’re a first-time home buyer or an experienced investor, understanding these changes and knowing which documents to verify can save you from potential legal disputes and financial losses.

The government’s push toward digitalization and transparency in property transactions has made it mandatory for buyers to conduct comprehensive due diligence. With cases of property fraud and title disputes on the rise, these new rules serve as a safeguard for genuine buyers. Here are the five crucial documents you must verify before completing your property registration.

1. Title Deed and Chain of Ownership Documents

The title deed is arguably the most critical document in any property transaction. It establishes the seller’s legal ownership of the property and provides a complete history of ownership transfers. Under the new registration rules, buyers must verify the title deed going back at least 30 years to ensure there are no gaps or discrepancies in the ownership chain.

This document should clearly show how the property has been transferred from one owner to another through sale deeds, gift deeds, inheritance documents, or settlement deeds. Any break in this chain could indicate potential ownership disputes or illegal transactions. Check for consistency in property descriptions, survey numbers, and boundaries across all documents in the chain.

Additionally, examine whether all previous transactions were properly registered with the sub-registrar’s office and whether appropriate stamp duties were paid. Unregistered or improperly registered documents can render the entire ownership chain questionable. If you notice any discrepancies or missing links, consult a property lawyer before proceeding with the purchase.

2. Encumbrance Certificate

An encumbrance certificate (EC) is a document that confirms whether the property is free from legal or monetary liabilities. This certificate shows all transactions related to the property during a specific period, including mortgages, loans, liens, or any pending litigation.

Under the new rules, obtaining an EC for at least the past 13-15 years has become essential. This document will reveal if the property has been used as collateral for loans, whether there are any unpaid dues, or if there are legal cases pending against it. A clear EC indicates that the property has no financial burdens and can be transferred without complications.

You can obtain this certificate from the sub-registrar’s office where the property is registered. Many states now offer online EC services, making the verification process more convenient. Even if the seller claims the property is debt-free, independently verify this through the EC to protect yourself from inheriting someone else’s financial obligations.

3. Approved Building Plan and Occupancy Certificate

The approved building plan and occupancy certificate (OC) are crucial documents that prove the property was constructed legally and in accordance with local municipal regulations. The new registration rules emphasize stricter verification of these documents to curb unauthorized constructions.

The approved building plan should be sanctioned by the local municipal corporation or development authority and must match the actual construction on the ground. Verify that the built-up area, number of floors, and other specifications align with what’s mentioned in the approved plan. Any deviation could result in demolition notices or heavy penalties from authorities.

The occupancy certificate is issued after the building is completed and confirms that the structure is safe for occupation and complies with building codes. For older properties, this document might be called a completion certificate. Without a valid OC, you may face difficulties in getting utility connections, and the property might be considered illegal, affecting its resale value and your ability to secure home loans.

4. Property Tax Receipts and Utility Bills

Updated property tax receipts serve multiple purposes in property verification. They confirm that the seller has been regularly paying property taxes and establish a record of ownership. Under the new rules, buyers must verify tax receipts for at least the past five years.

These receipts also help verify that the property details mentioned in official records match what you’re purchasing. Check the property’s khata number, survey number, address, and owner’s name on these receipts. Any mismatch could indicate discrepancies in documentation or even fraud.

Similarly, examine recent utility bills for water, electricity, and maintenance charges. These bills should be in the seller’s name and should be clear of any outstanding dues. Some fraudsters attempt to sell properties they don’t own, and utility bills serve as an additional layer of verification. Moreover, ensure there are no pending dues, as you might become liable for them after purchase in some cases.

5. No Objection Certificates (NOCs) from Relevant Authorities

Various No Objection Certificates from different authorities have become mandatory under the new registration rules. These NOCs ensure that the property complies with all legal requirements and has all necessary clearances.

For apartment purchases, obtain an NOC from the housing society or apartment association confirming that the seller has no pending dues and that they consent to the transfer. If you’re taking a home loan, the bank will require this document as well.

For properties in urban areas, verify that the developer has obtained NOCs from the pollution control board, fire department, and environmental authorities where applicable. If the property falls under any special zones or near sensitive areas like airports, coastal regions, or forest areas, ensure appropriate clearances have been obtained.

Additionally, if the property was purchased through a power of attorney, verify that proper documentation exists and that the POA holder had the legal authority to sell the property on behalf of the actual owner. Recent regulations have tightened norms around POA-based transactions due to widespread misuse.

Conclusion

The implementation of new property registration rules represents a positive step toward creating a more transparent and secure real estate market. However, the responsibility of thorough verification ultimately lies with the buyer. These five crucial documents—title deed with ownership chain, encumbrance certificate, approved building plan with occupancy certificate, property tax receipts with utility bills, and necessary NOCs—form the foundation of a safe property transaction.

Before completing your registry, consider engaging professional services such as property lawyers and title verification experts who can conduct comprehensive due diligence. The small investment in professional verification can prevent massive financial and legal troubles later. Remember, once the registry is completed and you take possession, rectifying documentation errors becomes extremely difficult and expensive.

Take your time during the verification process, ask questions, and don’t hesitate to walk away from a deal if something doesn’t seem right. A property purchase is likely one of the biggest financial decisions of your life, and ensuring all documents are in perfect order is not just advisable—it’s essential for your peace of mind and financial security.