Property documents: How to check if property documents are genuine or fake before buying

Check Property Papers Before You Buy: A Step-by-Step Guide to Avoid Real Estate Fraud

Buying a house or a plot of land is one of the biggest financial and emotional decisions in life. Yet, this is where many people make costly mistakes—by signing the deal without carefully reviewing the property documents. In India, property fraud and ownership disputes are not uncommon. Therefore, ensuring that all documents are genuine and legally sound before making any payment is absolutely essential. Proper document verification not only secures your investment but also protects you from potential legal hassles.

1. Start With the Title Deed

The Title Deed is the most crucial document that establishes who legally owns the property. Always ask for the original copy instead of a photocopy. Verify that the seller’s name matches the records available with the local land or property registration department.

Make sure that the title is clear, meaning the property is free from any pending legal disputes, mortgages, or loans. A clear title also confirms that the seller has full ownership rights and is legally allowed to sell the property.

2. Obtain an Encumbrance Certificate (EC)

The Encumbrance Certificate serves as proof that the property is free from any financial liabilities or pending loans. You can obtain this document from the local sub-registrar’s office.

Typically, the certificate covers details for the past 15 to 30 years. If any bank loan or mortgage exists on the property, it will be recorded here. This ensures that the seller isn’t passing on any hidden liabilities to you.

3. Verify the Building Plan Approval

If you’re buying a flat or house in a project, confirm that the builder has obtained approval for the building plan from the municipal corporation or local development authority. Request the approved layout plan and check that the construction strictly follows it.

Unauthorized changes or deviations from the approved plan can lead to fines or even demolition notices in the future. Hence, ensuring compliance at the outset can save you from severe legal consequences later.

4. Check Property Tax and Utility Bills

Pending property taxes or unpaid electricity and water bills can create unexpected trouble after purchase. Therefore, always ask the seller to provide recent tax receipts and utility payment records. This not only ensures that all dues are cleared but also confirms that the property is properly registered with the local civic body.

5. Confirm RERA Registration (For Under-Construction Properties)

If the property is still under construction, check whether the project is registered with your state’s RERA (Real Estate Regulatory Authority) website. RERA registration ensures that the builder follows all government regulations and provides an additional layer of legal protection to buyers.

This small step can prevent future conflicts, delays, and cases of builder fraud, giving you more confidence in your purchase.

6. Hire a Property Lawyer

Many buyers skip legal help to save money, but this can turn out to be a costly mistake. A qualified property lawyer can thoroughly examine all documents, identify discrepancies, and make sure your Sale Agreement and Sale Deed are airtight and compliant with the law.

A lawyer’s professional guidance can safeguard you from potential fraud, hidden charges, or loopholes in the contract. Consider this a small investment that could save you lakhs in the long run.

Final Thoughts

Buying property is not just about finding the perfect location—it’s also about ensuring legal clarity. Every document, from the title deed to the tax receipts, plays a vital role in protecting your dream home from disputes.

Take your time, verify every paper, and seek professional advice before signing anything. With careful due diligence, you can make your property purchase not only exciting but also completely secure.