Property Documents Checklist 2026: 8 Documents To Verify Before Buying A Flat, House Or Plot In India
EduLaw EditorialCitizen's PlaybookBuying a flat, house, plot or under-construction property in India? Use this complete 2026 property due diligence checklist to verify Sale Deed, Title Chain, Encumbrance Certificate, RERA, Occupancy Certificate, Building Plan, Bank NOC and Property Tax Receipts before paying token money.
EduLaw · Citizen's Playbook #001 · Legal Intelligence For Real Decisions Citizen's Playbook #001 Planning To Buy A Property In India? Check These 8 Documents Before Paying Token Money. A practical legal checklist used by lawyers, banks and experienced buyers to avoid property fraud, ownership disputes, illegal construction and loan-related risks. Last Updated: June 10, 2026 Reading Time: ~18 min Series: Citizen's Playbook #001 Start Document Check ↓ Download Checklist What This Playbook Covers Why problems start before you buy The 8-document summary table Your buyer risk score The due-diligence roadmap 1. Sale Deed 2. Title Chain / Mother Deed 3. Encumbrance Certificate 4. Property Tax Receipts 5. Occupancy Certificate 6. Approved Building Plan 7. Bank NOC 8. RERA Registration Fraud detector & scams Property-type checklists State-specific notes 20 FAQs Printable checklist The Real Risk Most Property Problems Start Before You Buy. A beautiful flat means nothing if the paperwork is broken. Most buyers do things in the wrong order. They fall in love with the property, negotiate the price, arrange the home loan, and pay token money — and only then, much later, look at the documents. By that point the money has moved and the leverage is gone. Here is the hard truth experienced lawyers repeat: the real risk is usually not the property — it is the title. A crack in a wall is visible and fixable. A crack in the ownership chain is invisible and can take years of litigation to fix, if it can be fixed at all. These are the recurring traps that surface only after people pay: Hidden mortgage — the property is already pledged to a bank and the charge was never cleared. Fake or unauthorised seller — the person signing does not actually own, or solely own, the property. Missing Occupancy Certificate — a "ready" flat that is still legally under construction. Builder without RERA registration for a project that legally requires it. Property tax dues stacked up for years against the property. Disputed inheritance — one heir sells what several heirs jointly own. Illegal floor or construction beyond the sanctioned building plan. Pending litigation or a court attachment on the property. The order that protects you Verify documents → then negotiate hard → then pay a small, refundable token under a written agreement → then loan → then registration. Most buyers reverse the first two steps and pay for it later. Answer First The 8 Documents, At A Glance Which documents should I check before buying property in India? Before paying token money, verify these eight: (1) Sale Deed, (2) Title Chain / Mother Deed, (3) Encumbrance Certificate, (4) Property Tax Receipts, (5) Occupancy Certificate, (6) Approved Building Plan, (7) Bank NOC / Loan Closure Letter, and (8) RERA Registration — plus the seller's identity (KYC) and a lawyer's title report. Document Who issues it Why it matters Risk if missing When to check Sale Deed Sub-Registrar (registered) Primary proof that ownership was transferred to the current seller You may be buying from a non-owner First — before any payment Title Chain / Mother Deed Origin deed + all past deeds Traces ownership from origin to today (commonly 30 years) A broken link can void your title Early — before token Encumbrance Certificate Sub-Registrar's office Reveals registered mortgages, charges and sale transactions Hidden loan/charge passes to you Before token money Property Tax Receipts Municipal corporation Shows dues are paid and links owner to records You inherit unpaid dues Before token / agreement Occupancy Certificate Municipal / planning authority Confirms building is legally fit to occupy Loan, utilities & resale risk Before booking a flat Approved Building Plan Municipal / development authority Shows what construction was legally sanctioned Illegal portions can be demolished Before agreement Bank NOC / Closure Letter Lender bank/NBFC Confirms a past home loan is fully closed Bank still holds a charge & papers If property was ever financed RERA Registration State RERA authority Verifies promoter, approvals, timeline & complaints No regulatory protection For applicable projects Document names, formats and online portals vary by state. Treat this as an educational checklist, not legal advice for a specific transaction. Interactive · Tool 1 Your Property Buyer Risk Score Tick every step you have genuinely completed for the property you are considering. The score updates live. Have you done these checks? 0 High Risk The Process The 8-Document Due Diligence Framework Buying property is a sequence, not a single event. Each step protects the next. Skipping a step does not save time — it just moves the problem to a more expensive stage. Document 1 Sale Deed What is a Sale Deed? A Sale Deed is the primary registered document that records the transfer of ownership from seller to buyer. Under Section 17 of the Registration Act, 1908, a deed transferring immovable property worth ₹100 or more must be registered — an unregistered Sale Deed does not pass legal title. Why it matters: The Sale Deed is your proof that the person selling to you actually became the owner. It is the single most important document in the file. If it is missing, only a photocopy, or unregistered, stop. What to verify Seller's name matches their KYC and the title chain Buyer's name (in past deeds) flows logically into the seller Full property description and the schedule of property Survey number / plot number / flat number Consideration (price) and the stamp duty paid Registration number, date of execution and witnesses Red flags Seller only has a photocopy ("original is with the bank/relative") Property description does not match what is being shown to you The deed is unregistered or notarised-only Names in the ownership chain do not match across deeds The schedule of property is missing or vague Interactive — Sale Deed anatomy. Tap each part of this mock deed to learn what to check: DEED OF SALE Document 2 Title Chain / Mother Deed What is the Title Chain and the Mother Deed? The Mother Deed is the root document that shows how the property first came into existence as a legally owned asset. The title chain is the unbroken sequence of registered deeds from that origin down to the present seller. Indian lawyers commonly examine title for about 30 years to assess a "marketable" title, though there is no single statute fixing that number. Every owner must connect cleanly to the next. A missing or unregistered link — a property that passed by a family settlement, an oral partition, a will that was never probated, or a transfer that was never recorded — can leave your purchase open to challenge years later. Real-world pattern A buyer purchases from someone who received the property through a family settlement, but the earlier transfer to that person was never properly registered. The Sale Deed in the buyer's hand looks fine on its own — but the chain behind it has a gap, and another family member surfaces with a claim. Red flags A previous deed in the chain is missing entirely Ownership passed by inheritance but heirship is unclear A transfer in the chain was never registered Sale routed only through a Power of Attorney (see the Suraj Lamp note below) Property had multiple legal heirs but only one signed Interactive — Title Chain Visualizer. Tap each owner to see what document should exist at that stage: The POA warning (Suraj Lamp, 2011) In Suraj Lamp & Industries Pvt. Ltd. v. State of Haryana (2011) , the Supreme Court of India held that a General Power of Attorney, an Agreement to Sell, or a Will does not by itself transfer ownership of immovable property. Genuine title transfers only through a registered conveyance/Sale Deed. Treat any "GPA sale" with great caution. Document 3 Encumbrance Certificate What is an Encumbrance Certificate (EC)? An Encumbrance Certificate is a record from the Sub-Registrar's office that lists the registered financial and legal transactions on a property over a chosen period — typically registered mortgages, charges and sale transactions. A "clean" EC for the relevant period shows no outstanding registered liability. Crucially, an EC reflects what is registered . Unregistered dealings, oral mortgages or disputes that never reached the registry may not appear — which is exactly why the EC is one check among several, not the only one. What to check The period the EC actually covers (ask for a long enough span) Property details and owner name match your file Every registered transaction listed is accounted for Any mortgage entry has a corresponding release/closure Red flags Seller gives an EC for only a short, recent period A mortgage entry appears but no release is shown Property details on the EC do not match the deed No EC available at all for an older property Interactive — EC entry reveal cards. Tap each to learn what it means on an EC: Document 4 Property Tax Receipts Why do property tax receipts matter? Property tax receipts show whether municipal dues are paid and tie the property record to a specific owner. Long unpaid dues can become a liability attached to the property — and a mismatch in the owner's name is an early warning of a title or possession problem. What to check Owner name on the receipt matches the seller Property number / assessment number / ward are consistent Amount paid and payment dates are recent No pending dues are showing Red flags Dues unpaid for several years A different owner name than the seller Property ID does not match other documents Tax not updated after construction was completed Interactive — which receipt would worry you? Receipt A Owner Same as seller Assessment No. Matches deed Status Paid · current FY Dues Nil Receipt B Owner Different name Assessment No. Mismatch Status Last paid 4 yrs ago Dues Accumulated Reveal answer Receipt B should worry you on three counts: a different owner name (possible title/possession issue), a mismatched assessment number, and years of unpaid dues that can attach to the property you are buying. Document 5 Occupancy Certificate Can I buy a flat without an Occupancy Certificate? You can, but you take on real risk. An Occupancy Certificate (OC) is issued by the municipal/planning authority after it verifies the completed building complies with the approved plan and is fit for occupation. Until the OC is issued, a project is, in practice, still treated as under construction — which affects loans, utilities, resale and legal occupancy. What to check Project name, building number and the issuing authority Date of issue and the developer's name Number of approved floors covered Any conditions noted on the certificate Red flags Builder says the OC is "in process" / "will come later" Only a partial OC exists for a completed building No OC for a building people are already living in Your floor is not covered by the OC Issue With OC Without OC Legal occupancy Recognised as fit to occupy Technically not authorised Bank loan comfort Lenders generally comfortable Loans often harder / declined Resale value Cleaner, easier resale Future buyers hesitate Utility connections Smoother sanctioned connections Risk of irregular/temporary supply Risk level Lower Higher Document 6 Approved Building Plan What is an approved building plan? The approved (sanctioned) building plan is the construction the municipal/development authority legally permitted — number of floors, built-up area, parking, common areas and the permissible FAR/FSI. What is actually built must match it. Anything beyond sanction is a deviation, and deviations can attract penalties or demolition. What to check Sanction number and approving authority Approved number of floors vs floors actually built FAR / FSI utilised against what was permitted Plot boundaries, parking and common areas as sanctioned Red flags An extra (unauthorised) floor above the sanctioned count Flats merged or reconfigured without approval Illegal balcony or area extensions Parking converted into a shop or extra room Any construction beyond the sanctioned plan Interactive — Approved plan vs actual construction. Drag the slider to compare: APPROVED PLAN G + 4 floors · sanctioned parking · permitted FSI ACTUAL BUILD G + 5 floors · parking turned into shop · FSI exceeded A deviation between the sanctioned plan and the actual build is one of the most common — and most costly — things buyers miss. Document 7 Bank NOC / Loan Closure Letter What is a Bank NOC and why do I need it? If the seller ever took a home loan against the property, the lender held the original title documents and a charge over the property. A No Objection Certificate (NOC) / loan closure letter confirms the loan is fully repaid and the bank has no claim. Without it, the charge — and sometimes the original deed — may still sit with the bank. What to check Bank name, loan account number and borrower name Property details match the deed Closure date and an explicit "no dues" confirmation Confirmation that original documents have been released That the charge/mortgage no longer reflects on the EC Red flags "The loan will be closed after your payment" (you are funding the closure blindly) Original papers are still with the bank No NOC produced at all The bank's lien has not been released on record Interactive — loan risk decision tree. Was this property ever financed by a bank or NBFC? Yes No / Not sure Document 8 RERA Registration Is RERA registration compulsory for every property? No. Under the Real Estate (Regulation and Development) Act, 2016, registration is generally required for projects where the land proposed for development exceeds 500 square metres or has more than 8 apartments (state rules and exemptions vary). Resale of a single old flat, or a very small project, may fall outside it. But for any applicable under-construction or new project, RERA is a powerful verification tool. The state RERA portal lets you verify the promoter, the sanctioned plan, the declared possession date, uploaded approvals, and any complaints or orders against the project. Red flags No RERA number for a project that legally needs one The project name/address on RERA differs from what you were shown Registration has expired The declared possession date has already slipped Required approvals are missing from the portal Interactive — RERA verification walkthrough. Tap each step: Interactive · Tool 2 Property Fraud Detector Answer honestly about the deal in front of you. Each "Yes" adds a risk flag. Answer the questions to see your risk reading. Interactive · Tool 3 Document Readiness Dashboard Set the status of each document. Your overall readiness updates automatically. Set statuses above. Interactive · Tool 4 The Real Cost Of Skipping Due Diligence An educational estimate of what is at stake when you pay before you verify. These are illustrative ranges, not guarantees. Property value (₹) Token amount (₹) Expected legal verification fee (₹) If a dispute arises, expected delay Up to 6 months 6–18 months 1.5–3 years 3–5 years+ Calculate exposure These figures are educational estimates only. They are not a prediction of any actual outcome, cost or legal guarantee. Actual costs depend on facts, location and counsel. Interactive · Tool 5 Bank Loan Approval Confidence Checker A rough sense of how a lender might view the file. Final approval always depends on the bank's own policy and verification. Answer the questions above. Interactive · Tool 6 Spot The Red Flag Four quick scenarios. Decide: safe or risky? Interactive · Tool 7 Document Finder Tap a document to see where to get it and who must provide it. Interactive · Tool 8 Buyer Mode / Seller Mode Buyer Mode Seller Mode What to ask for Original Sale Deed and the full title chain (30-year view) Latest Encumbrance Certificate covering a long period Property tax receipts and OC (for completed buildings) Bank NOC if there was ever a loan; RERA details if applicable What to verify Seller identity (KYC) matches the documents exactly Approved plan matches actual construction Every owner in the chain connects cleanly What to avoid Paying token before basic verification Accepting "originals are with someone else" GPA-only sales without registered conveyance What to prepare Original registered Sale Deed and prior title deeds Up-to-date EC and cleared tax receipts OC, sanctioned plan and (if applicable) society NOC / share certificate What to organise Bank NOC and proof the charge is released, if there was a loan Your KYC and, for jointly-owned/inherited property, all co-owners' consent What to disclose Any pending dispute, dues or encumbrance — upfront Any deviation from the sanctioned plan The true ownership structure (heirs, co-owners) Tailored Property-Type Specific Checklist The core 8 always apply. These are the extra documents each property type usually demands. Property type Extra documents to seek Apartment / Flat Occupancy Certificate, Completion Certificate, society NOC, and the share certificate where it is a cooperative housing society Independent House Sanctioned building plan, OC/CC, and clear land title with municipal records Plot / Land Layout approval, mutation records, revenue records (e.g. 7/12 extract in Maharashtra), and conversion/zoning status Under-construction RERA registration, builder-buyer agreement, payment schedule and all sanctioned approvals Resale flat Sale Deed, EC, tax receipts, bank NOC (if loan existed) and society NOC Agricultural land Revenue records, mutation, land-use/conversion status, and state-specific eligibility (note: NRIs/OCIs generally cannot buy agricultural land under FEMA) Patterns, Not Fiction Real-Life Situations Buyers Walk Into These are common, recurring patterns — not specific case studies. 1. Paying token before checking the EC A buyer pays token money, then pulls the Encumbrance Certificate and discovers a bank loan/charge that was never disclosed. The money is already committed. 2. Buying a flat without an OC The flat is "ready," but there is no Occupancy Certificate. Later the buyer struggles with loan transfer and resale, because the next buyer's bank flags the missing OC. 3. One heir selling jointly-owned property A property is inherited by several heirs, but one heir sells it without the others' consent. The other heirs later assert their share. 4. Builder promises possession; RERA tells another story The brochure promises early possession, but the project's RERA page shows the declared possession date has already slipped. 5. Property tax unpaid for years The tax receipts reveal dues that have piled up across several years — a liability the buyer would inherit along with the property. Stay Alert Common Property Scams In India Tap each card to see how it works, the warning sign, and what to ask for. The Money Moment Before Paying Token Money Do not pay token before basic verification. A token feels small next to the property price — which is exactly why people pay it casually. But once it changes hands, your leverage changes too. Seller's identity (KYC) verified against the documents Original Sale Deed seen (not just a photocopy) Latest Encumbrance Certificate reviewed RERA checked (if the project is covered) Loan status / Bank NOC confirmed if there was ever financing OC seen for a completed building A written token receipt, a clear refund clause, and the agreement terms The trap is in the token A token amount is small compared to the property value — but it is often exactly where the legal trap begins. Get the receipt, the refund clause and the conditions in writing before any money moves. Use This What To Ask The Seller (Copy-Paste) Hi, before proceeding with token payment, please share copies of the Sale Deed, title chain, latest Encumbrance Certificate, property tax receipt, Occupancy Certificate, approved building plan, Bank NOC if any loan existed, and RERA details if applicable. I will get them verified before moving ahead. Copy message Use This What To Ask Your Lawyer Is the title clear and marketable? Is the seller legally competent to sell (sole/authorised owner)? Any pending encumbrance or charge? Any missing link in the title chain? Any RERA issue or non-registration? Any building approval / deviation issue? Any property tax or other municipal dues? Any subsisting bank loan charge? Any inheritance or co-ownership risk? GEO · State Notes State-Specific Document Notes Document names and portals differ by state. Always verify through the respective state's land-records portal and the local Sub-Registrar / municipal records. People Also Ask Frequently Asked Questions Save / Print Your Before-You-Buy Checklist Before buying property, verify: Print / Save as PDF Before You Pay Token Money, Verify The Paperwork. The cheapest insurance in any property deal is a careful look at the documents — before the money moves. Download Property Checklist Explore Citizen's Playbook Ask EduLaw AI EduLaw · Citizen's Playbook #001 · Last updated June 10, 2026 This guide is general legal information for educational purposes and is not a substitute for advice from a qualified advocate on your specific transaction. Laws, document names and procedures vary by state and change over time. Always verify through official state portals and the local Sub-Registrar / municipal authority, and have a lawyer review the title before you pay. { "@context":"https://schema.org", "@type":"Article", "headline":"Property Documents Checklist 2026: 8 Documents To Verify Before Buying A Flat, House Or Plot In India", "description":"A complete 2026 property due diligence checklist to verify Sale Deed, Title Chain, Encumbrance Certificate, RERA, Occupancy Certificate, Building Plan, Bank NOC and Property Tax Receipts before paying token money in India.", "author":{"@type":"Organization","name":"EduLaw"}, "publisher":{"@type":"Organization","name":"EduLaw"}, "datePublished":"2026-06-10", "dateModified":"2026-06-10", "inLanguage":"en-IN", "articleSection":"Citizen's Playbook #001" } { "@context":"https://schema.org", "@type":"BreadcrumbList", "itemListElement":[ {"@type":"ListItem","position":1,"name":"EduLaw","item":"https://www.edulaw.in/"}, {"@type":"ListItem","position":2,"name":"Citizen's Playbook","item":"https://www.edulaw.in/citizens-playbook/"}, {"@type":"ListItem","position":3,"name":"Property Documents Checklist India","item":"https://www.edulaw.in/citizens-playbook/property-documents-checklist-india"} ] } { "@context":"https://schema.org", "@type":"HowTo", "name":"How to verify property documents before buying in India", "description":"Step-by-step property due diligence before paying token money.", "step":[ {"@type":"HowToStep","name":"Verify the Sale Deed","text":"Confirm the registered Sale Deed transfers ownership to the seller, with matching names, schedule and registration number."}, {"@type":"HowToStep","name":"Trace the title chain","text":"Examine the Mother Deed and all prior deeds (commonly 30 years) for an unbroken ownership chain."}, {"@type":"HowToStep","name":"Pull the Encumbrance Certificate","text":"Get a long-period EC and check for registered mortgages, charges and transactions."}, {"@type":"HowToStep","name":"Check tax receipts","text":"Confirm property tax is paid and the owner name matches."}, {"@type":"HowToStep","name":"Verify the Occupancy Certificate","text":"For completed buildings, confirm a valid OC covering your unit."}, {"@type":"HowToStep","name":"Match the approved building plan","text":"Compare the sanctioned plan with the actual construction for deviations."}, {"@type":"HowToStep","name":"Obtain the Bank NOC","text":"If the property was financed, confirm loan closure, charge release and original documents."}, {"@type":"HowToStep","name":"Verify RERA registration","text":"For applicable projects, check the state RERA portal for promoter, approvals, timeline and complaints."} ] } /* ---------- DATA ---------- */ const riskItems=[ "Checked the original Sale Deed (not a photocopy)", "Verified the full title chain / Mother Deed", "Downloaded the Encumbrance Certificate for a long period", "Checked RERA registration (if the project is covered)", "Seen the Occupancy Certificate (for a completed building)", "Checked the approved building plan vs actual construction", "Verified property tax receipts are paid and in seller's name", "Asked for Bank NOC (if the property ever had a loan)", "Confirmed seller identity matches the documents (KYC)", "Asked a lawyer to review the title" ]; const deedParts=[ ["Seller","The transferor. Their name must match the prior deed and their KYC. For inherited or jointly-owned property, confirm they are the sole or authorised owner."], ["Buyer","The transferee. In past deeds, check the buyer of each round becomes the seller of the next — that is how the chain stays unbroken."], ["Property Schedule","The precise description: survey/plot/flat number, area, boundaries. It must match the property actually shown to you and the tax/plan records."], ["Registration Number","Proof the deed was registered with the Sub-Registrar. An unregistered deed does not pass legal title under the Registration Act, 1908."], ["Stamp Duty","The duty paid on the transaction. Under-stamping can create legal and financial complications down the line."], ["Witnesses","Attesting witnesses to execution. Their presence is part of valid execution of the deed."] ]; const chainNodes=[ ["Original Owner","The root / Mother Deed","Look for the origin document — grant, original sale, partition or allotment — that first established ownership. Everything traces back here."], ["Owner / Seller 1","First registered transfer","A registered Sale Deed (or gift/inheritance record) showing how the original owner passed it on. Must connect by name to the next."], ["Owner / Seller 2","Second registered transfer","Another registered deed. Watch for unregistered transfers, oral partitions, or a will that was never probated — these break the chain."], ["Current Seller","The deed you are buying under","The seller's own acquisition deed plus matching EC, tax records and mutation. This must connect cleanly to Owner 2."] ]; const ecCards=[ ["Mortgage","A registered loan against the property. Confirm a matching release/closure entry exists — otherwise the charge may still subsist."], ["Charge","Some other registered financial claim on the property. Trace whether it has been satisfied and released."], ["Court Attachment","The property is attached in a legal proceeding. A serious red flag — do not proceed without a lawyer."], ["Sale Transaction","A registered transfer. Cross-check it lines up with the title chain you were shown — no surprise sales."], ["No Entries Found","For the period searched, nothing registered. Reassuring, but remember the EC only reflects registered dealings — keep verifying the other documents."] ]; const reraSteps=[ ["Step 1","Visit the state RERA website","Each state has its own RERA portal. Use the one for the state where the project is located."], ["Step 2","Search by project name or registration number","Pull up the official project page on the regulator's site."], ["Step 3","Match promoter and address","Confirm the promoter name and project address match what the builder told you and the brochure."], ["Step 4","Check approvals and complaints","Review uploaded approvals, the declared possession date, and any complaints or orders against the project."], ["Step 5","Download key documents","Save the registration, sanctioned plan and disclosures for your records and your lawyer."] ]; const fraudQs=[ "Seller refuses to show original documents?", "Seller is pressuring you to pay token immediately?", "Property (completed building) has no Occupancy Certificate?", "RERA details unavailable for an applicable project?", "EC shows a mortgage with no release?", "Multiple legal heirs are involved?", "Property is being sold only through a Power of Attorney?", "Tax receipts are not updated / show dues?" ]; const dashDocs=["Sale Deed","Title Chain / Mother Deed","Encumbrance Certificate","Property Tax Receipts","Occupancy Certificate","Approved Building Plan","Bank NOC / Loan Closure","RERA Registration"]; const loanConfQs=["Occupancy Certificate available?","RERA verified (if applicable)?","Title chain clear?","EC clean (no open charge)?","Approved building plan available?","Seller KYC verified?"]; const spotScenarios=[ ["The seller has only a photocopy of the Sale Deed and says the original is 'with a relative'.","risky","Risky. The original registered deed is the foundation of the transaction. 'Original elsewhere' can mask a bank charge or a competing claim. Insist on seeing the original."], ["The builder says the Occupancy Certificate 'will come later' but the flat is ready to move in.","risky","Risky. Without an OC, the building is, in practice, still treated as under construction — affecting loans, utilities, resale and legal occupancy."], ["The Encumbrance Certificate shows an old mortgage entry.","risky","Risky unless cleared. An old mortgage is fine only if there is a matching release/closure and a Bank NOC. An open charge can pass to you."], ["The seller inherited the property but cannot produce any legal heirship documents.","risky","Risky. Inheritance without clear heirship records means other heirs may have a claim. Get the succession/heirship documents and all co-owners' consent."] ]; const finderDocs=[ ["Sale Deed","Registered at the Sub-Registrar's office","Sub-Registrar / Registration Dept.","The seller (original)","Before any payment","It is the core proof that the seller owns what they are selling."], ["Encumbrance Certificate","Sub-Registrar's office / state land-records portal","Sub-Registrar / Registration Dept.","Buyer can pull it; seller can provide","Before token money","It reveals registered mortgages, charges and transactions."], ["Occupancy Certificate","Municipal / planning authority","Local municipal / development authority","The builder / seller","Before booking a completed flat","It confirms the building is legally fit to occupy."], ["Property Tax Receipt","Municipal corporation / portal","Municipal corporation","The seller","Before token / agreement","It confirms dues are paid and ties the owner to records."], ["Approved Building Plan","Municipal / development authority","Local planning authority","The builder / seller","Before agreement","It shows what construction was legally sanctioned."], ["Bank NOC","The lender bank / NBFC","The lender","The seller (if there was a loan)","If property was ever financed","It confirms the loan is closed and the charge released."], ["RERA","State RERA portal","State RERA authority","Buyer verifies online; promoter discloses","For applicable projects","It verifies promoter, approvals, timeline and complaints."], ["Title Chain","Compiled from origin + all prior deeds","Sub-Registrar records / seller's file","The seller; lawyer compiles","Early, before token","It proves an unbroken ownership history."] ]; const scamCards=[ ["Fake Power of Attorney sale","Someone sells using a forged or revoked GPA, or treats a GPA as if it transfers ownership.","Sale pushed entirely through a POA with no registered conveyance.","Insist on a registered Sale Deed; verify the POA's authenticity and that it is current."], ["Double sale","The same property is sold to two different buyers.","Reluctance to register quickly; pressure to pay before registration.","Pull a fresh EC right up to registration day and register immediately."], ["Builder selling without approvals","A project is marketed before required sanctions/RERA are in place.","No RERA number, vague approvals, 'coming soon' answers.","Verify RERA and every sanction on the official portal before booking."], ["Illegal floor construction","Floors or areas are built beyond the sanctioned plan.","Actual floors exceed the sanctioned count; parking converted.","Compare the approved plan to the actual build; check the OC covers your unit."], ["Hidden mortgage","Property is pledged to a bank and the charge is concealed.","Originals 'with the bank'; only a short-period EC offered.","Get a long EC and a Bank NOC confirming closure and charge release."], ["Disputed inheritance","One heir sells jointly-inherited property without the others.","Inheritance with no heirship documents; missing co-owners.","Obtain succession documents and written consent of all heirs."], ["Fake RERA number","A bogus or mismatched RERA number is quoted.","Number doesn't resolve on the portal, or details differ.","Search the number on the state RERA site and match every detail."] ]; const states=[ ["Maharashtra","For land, check the 7/12 extract (Saat-Baara) and the Property Card . Confirm the mutation entry and the Index II generated by the Sub-Registrar after registration. For cooperative-society flats, get the society share certificate and NOC. Verify via the IGR Maharashtra and state land-records portals."], ["Delhi","Verify the registered Sale Deed, the EC, and municipal records. Check mutation in the records of the relevant municipal/revenue authority and confirm sanctioned building plans and OC with the local authority."], ["Karnataka","Check revenue records and mutation; for many transactions buyers review the EC and the Khata (A-Khata indicates a property fully compliant for municipal purposes). Verify via the state's land-records and registration portals."], ["Gujarat","Review the registered deed, EC and revenue/village records, plus mutation entries. Verify through the state's registration and land-records portals and the local municipal authority."], ["Telangana","Check the integrated land-records system for registration and revenue details, the EC, and mutation. Verify through the state's registration/land-records portal and the local municipal authority."], ["Tamil Nadu","Pull the EC and patta/chitta land records where relevant, confirm mutation, and verify the registered deed through the state registration department portal."], ["Uttar Pradesh","Check the registered deed and EC, confirm khatauni/khasra revenue records for land and mutation (dakhil-kharij), and verify through the state's registration and land-records portals."] ]; const faqs=[ ["What documents should I check before buying property in India?","Verify the Sale Deed, Title Chain / Mother Deed, Encumbrance Certificate, Property Tax Receipts, Occupancy Certificate, Approved Building Plan, Bank NOC (if there was a loan) and RERA registration (for applicable projects) — plus the seller's KYC and a lawyer's title report."], ["Is the Sale Deed enough to prove ownership?","No. A registered Sale Deed is essential, but on its own it shows only the latest transfer. You also need the title chain behind it, an EC, and other documents to be confident the title is clear."], ["What is a clean title?","A clean (or marketable) title is one with an unbroken, properly documented ownership chain and no undisclosed encumbrances, disputes or defects that would make a reasonable buyer hesitate."], ["What is an Encumbrance Certificate?","It is a record from the Sub-Registrar listing the registered financial and legal transactions on a property over a period — typically mortgages, charges and sale transactions. It reflects only what is registered."], ["Can I buy a flat without an Occupancy Certificate?","You can, but it carries real risk. Without an OC the building is effectively still treated as under construction, which can affect loans, utility connections, legal occupancy and resale."], ["Is RERA registration compulsory for every property?","No. It generally applies to projects where the land exceeds 500 square metres or there are more than 8 apartments, with state-specific rules and exemptions. Small projects and individual resale flats may fall outside it."], ["What if the seller has a home loan on the property?","The lender holds a charge and usually the original documents. Insist on a Bank NOC / loan closure letter confirming full repayment, release of the charge, and return of the original deed before you pay."], ["Can I pay token money before verification?","It is not advisable. Verify the key documents first, and if you do pay a token, do it under a written agreement with a clear refund clause. Token money is small, but it is often where problems begin."], ["What is the difference between a Sale Deed and an Agreement to Sell?","An Agreement to Sell is a promise to transfer the property in the future on agreed terms. A Sale Deed is the actual, registered transfer of ownership. The agreement does not, by itself, make you the owner."], ["What is a Mother Deed?","The Mother Deed is the root document tracing how a property first came into ownership. It is the starting point for verifying the title chain."], ["How many years of the title chain should be checked?","Indian lawyers commonly examine about 30 years to assess a marketable title, though there is no single statute fixing that exact period. Older or complex properties may need a longer look."], ["What documents are needed for a resale flat?","Typically the Sale Deed, the title chain, a recent EC, property tax receipts, the OC, a Bank NOC (if there was a loan) and the society NOC / share certificate where applicable."], ["What documents are needed for an under-construction flat?","RERA registration, the builder-buyer agreement, the payment schedule and all sanctioned approvals — verified against the state RERA portal."], ["What should NRIs check before buying property in India?","Beyond the standard 8 documents, NRIs and OCIs should confirm FEMA eligibility — they generally cannot buy agricultural land, plantation property or farmhouses — and ensure payments are routed through proper banking channels (e.g., NRE/NRO/FCNR accounts)."], ["Can property be sold through a Power of Attorney?","A POA can authorise acts, but in Suraj Lamp & Industries v. State of Haryana (2011) the Supreme Court held that a GPA, an Agreement to Sell or a Will does not by itself transfer ownership. Title passes only through a registered conveyance/Sale Deed."], ["What happens if property tax is unpaid?","Accumulated municipal dues can become a liability attached to the property and may need to be cleared. Unpaid tax — or tax in a different owner's name — is also an early warning of a title or possession issue."], ["What is a Bank NOC?","A No Objection Certificate from the lender confirming a home loan has been fully repaid and the bank has no further claim on the property. It should accompany release of the charge and the original documents."], ["What is an approved building plan?","It is the construction sanctioned by the municipal/development authority — floors, built-up area, parking and permissible FAR/FSI. The actual building must match it; anything beyond sanction is a deviation."], ["What is mutation?","Mutation is the updating of land or municipal records to reflect a change of ownership, mainly for property-tax and record purposes. Note that mutation alone does not establish legal title."], ["Should I hire a lawyer before buying property?","Yes. An independent lawyer's title verification is the most cost-effective safeguard in a property deal. Have the title reviewed before you pay token money."] ]; /* ---------- RENDER HELPERS ---------- */ function el(html){const d=document.createElement('div');d.innerHTML=html.trim();return d.firstChild;} /* RISK SCORE */ const rc=document.getElementById('riskChecks'); riskItems.forEach((t,i)=>{ rc.appendChild(el(` ${t} `)); }); function updateRisk(){ let n=0;riskItems.forEach((t,i)=>{if(document.getElementById('rk'+i).checked)n++;}); const score=Math.round(n/riskItems.length*100); const fill=document.getElementById('riskFill'); fill.style.width=score+'%'; document.getElementById('riskNum').textContent=score; const v=document.getElementById('riskVerdict'); let c,txt; if(score { rm.appendChild(el(` STAGE ${i+1} ${s} `)); if(i ↓ `)); }); /* DEED HOTSPOTS */ const dh=document.getElementById('deedHot