“Nearly 1 in 5 property buyers in India discover title defects AFTER paying token money.” — National Land Records Survey 2024
Most buyers think property verification means checking the builder brochure, the flat size, and the payment schedule.
Reality is harsher: **title defects**, missing documents, unrecorded mortgages, inherited claims, forged sale deeds, and government acquisition notices ruin thousands of purchases every year.
That’s exactly what happened to Karthik, a Hyderabad buyer who booked a resale flat in 2023.
After paying ₹4 lakhs token amount, he discovered the previous owner had an **unreleased bank loan** from 2017.
The bank still held rights over the property.
He lost the token money — and a major part of his savings.
You avoid these disasters only through **proper title verification** — the legal backbone of any property purchase.
What Is Property Title Verification?
Title verification is a legal process to confirm:
- Who actually owns the property
- If ownership is legally valid
- If any bank, person, or government has a claim on the property
- If there are legal disputes, mortgages, or restrictions
- If the property can be sold without risk
Put simply: **You verify whether the seller genuinely has the right to sell.**
The 7-Step Title Verification Checklist (Mobile-Friendly Table)
| Step | What to Check | Why It Matters |
|---|---|---|
| 1. Mother Deed / Root of Title | First document establishing original ownership. | Confirms how land was first acquired. |
| 2. 30-Year Title Search | Continuous chain of ownership documents. | Shows no breaks, disputes, or frauds. |
| 3. Encumbrance Certificate (EC) | Records loans, mortgages, attachments. | Prevents buying a loan-burdened property. |
| 4. RTC / Khata / Revenue Records | Municipal ownership records. | Shows legal entry of owner in govt records. |
| 5. Property Tax Receipts | Updated tax payments. | Avoids inheriting old dues or penalties. |
| 6. Certificates: CC & OC | Completion and Occupancy Certificates. | Confirms legal construction & safety standards. |
| 7. Litigation & Court Record Search | Check if property is under any court case. | Protects from injunctions and disputes. |
Step-by-Step Breakdown of Title Verification
1. Verify the Mother Deed (Root of Title)
This is the MOST crucial document. It traces how the land first came into ownership — through:
- Sale deed
- Gift deed
- Partition deed
- Government grant
- Inheritance
If the mother deed is missing or unclear, the title is immediately suspicious.
2. Check the Title Chain for 30 Years
A valid title must show:
- No missing owners
- No unregistered transactions
- No untraceable heirs
- No forged signatures
Every transfer must link perfectly to the next.
3. Get a Recent Encumbrance Certificate (EC)
EC reveals:
- Active home loans
- Mortgages
- Court attachments
- Government liens
If EC has an entry, investigate it thoroughly before proceeding.
4. Verify Municipal Revenue Records
- Khata / RTC / Patta
- Mutation entries
- Tax assessment records
These documents must reflect the seller’s name — or else the title is incomplete.
5. Review Approved Building Plan
For flats/buildings:
- Check if construction matches approved plan
- Illegal floors lead to demolition orders
6. Ensure CC (Completion Certificate) & OC (Occupancy Certificate)
These certificates confirm:
- Building is structurally safe
- Construction followed approved plan
- Water, sewage, electricity are approved
Lack of OC/CC is one of the biggest reasons for litigation.
7. Search Court Records for Disputes
Many buyers forget this step and regret later.
Check:
- Civil suits
- Partition suits
- Injunction orders
- Bank litigations
Common Red Flags That Indicate “Do Not Buy”
- Seller insists on token without documents
- Multiple sales of same land (double registration)
- Property involved in family disputes
- EC shows bank loan not cleared
- Unregistered sale agreements
- Builder claims OC “will come soon”
- Missing link documents in title chain
Walking away early is smarter than fighting a 10-year court battle.
Documents Required for Clear Title Verification
- Mother deed / root title deed
- Sale deed / conveyance deed
- Encumbrance certificate
- Khata / RTC / Patta
- Mutation extract
- Tax receipts
- Approved plan
- CC / OC
- NOCs (electricity, water, society)
Conclusion
A property may look perfect — good location, great price, trusted builder — but without a **clean title**, it’s legally worthless.
Title verification is not an optional formality; it is the shield that protects your lifetime investment.
Following these 7 steps ensures you buy a property that is legally safe, dispute-free, and fully yours.
Disclaimer
Disclaimer: This blog provides general information about property title verification in India.
It is not legal advice. Title requirements vary by state, type of land, municipal authority, and local regulations.
Always consult a qualified property lawyer for due diligence before purchasing or registering any property.
