How to Verify Property Title in India
In this guide
Step-by-step Process
Obtain Sale Deed Chain (30 Years)
Ask seller for all sale deeds tracing ownership for minimum 30 years (ideally back to government grant). Each deed must be registered. Verify names, survey/plot numbers, and boundaries are consistent throughout the chain.
Get Encumbrance Certificate from Sub-Registrar
Visit or apply online to the Sub-Registrar office where property is registered. Apply for EC for last 30 years (Form 22). EC will show all registered mortgages, sale deeds, and liens. If EC shows "Nil Encumbrance" — property is free from registered charges.
Check Property Tax Records
Verify property tax receipts are in seller's name. Confirm no arrears (unpaid taxes become your liability after purchase). Check online on municipal corporation portal. Request khata/patta extract from municipality to confirm ownership records.
Verify Land Records (Revenue Records)
Check Bhoomi (Karnataka), Dhara (Gujarat), Bhulekh (UP/Bihar/Odisha), or your state land record portal. Verify: owner name, survey number, type of land (residential/agricultural), area in square meters. Agricultural land has restrictions on non-agricultural use.
Check for Litigation and Court Orders
Search at District Court for any pending cases on the property. Check CERSAI (cersai.org.in) for mortgages. If property is part of a society, get NOC from the society. For builder projects, check for bank lien on entire project.
Official Government Portals
Common Questions
What if title documents are lost?
Certified copies of registered documents can be obtained from the Sub-Registrar office where they were originally registered. For recent documents, apply online. Older documents may require a search with index books at the registration office.
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