Before you hand over a single rupee for any property, you should verify these documents. I share this exact checklist with every single client — before they even consider booking.
Why? Because 80% of property fraud cases in India could have been prevented by basic document verification. I've seen people lose ₹30, ₹50, even ₹80 lakh because they trusted a brochure instead of checking papers.
The Essential Property Document Checklist
1. Title Deed / Registered Sale Deed
The most important document. This proves the seller actually owns the land and has the right to sell it.
- The deed should be registered at the Sub-Registrar office
- Check the name matches the current owner exactly
- Verify all previous owners (chain of title, last 30 years)
- If the seller is a company, check board resolution authorizing sale
Red flag: Seller offers only an "Agreement to Sell" without the actual registered deed. Demand to see the registered title.
2. NA (Non-Agricultural) Certificate
This confirms the land's official land-use classification has been changed from agricultural to non-agricultural/residential — meaning it can legally be sold for development purposes.
- Issued by the Collector/Revenue Authority
- Must specifically mention "residential" or "commercial" use (not just "NA")
- For Dholera SIR: this comes from DSIRDA (the planning authority)
Red flag: NA certificate shows "agricultural" or "industrial" use but you're buying it for residential purposes. Land-use mismatch means your house could be deemed illegal later.
3. RERA Registration
The Real Estate (Regulation and Development) Act, 2016 requires all real estate projects (above 500 sq m or 8+ units) to be registered on the state RERA portal.
- Get the RERA registration number from the builder
- Verify it on your state's RERA website (e.g., up-rera.in for UP)
- Check that the project details match what the builder is selling you
- Confirm the project is "Active" status on the portal
Red flag: Builder says "RERA not required for this project" — ask why. If the project size meets criteria and it's not registered, walk away.
4. NOC (No Objection Certificate)
NOCs from various authorities confirm that the project has no legal objections from government bodies.
- Environmental clearance (if applicable)
- Fire department NOC
- Pollution control board
- Encumbrance Certificate: confirms no loans or liens on the property
Red flag: Missing NOC from any required authority. Every NOC is a check that someone else (environment, fire dept.) has approved the project.
5. Approved Layout / Master Plan
The project's layout must be approved by the relevant planning authority (DTCP, local development authority, or DSIRDA for Dholera).
- Shows exact plot dimensions, road widths, and open spaces
- Approved by the competent authority (stamped and signed)
- Compare what they're selling with what they've approved — they should match
Red flag: The plot they're selling you doesn't match the approved layout. Size discrepancy, road width reduced, or plot shifted from approved plan.
6. Latest Property Tax Receipt
Shows all property taxes are paid up to date. Outstanding taxes become your liability after purchase.
7. Builder Agreement / Allotment Letter
The formal agreement between you and the builder/seller.
- Clearly states the unit, size, price, and payment schedule
- Defines penalties for builder delays (if any)
- Specifies what happens if you cancel
- Has the builder's RERA registration number mentioned
How I Protect My Clients
For every project I list, I have already verified items 1-6 myself. If I can't verify a document, I don't list the project — period.
Additionally, I share all these documents with my clients BEFORE they book, not after. I encourage every client to get an independent lawyer to verify the papers. This is not a gesture — it's standard practice for me.
What my clients say about this:
"Saurabh shared the title papers before I even asked. A builder's salesperson never offered me these documents. That one difference is why I trusted SmartCityPlots." — Priya G., Mumbai
Want me to verify a property for you?
Send me the property details and any documents you have. I'll review them honestly and tell you if it checks out or if something needs more investigation. Free, no obligation.
📞 +91 99113 32635 · Ask for Saurabh
