Property Dispute Resolution & Litigation

Indian property disputes do not happen because the law is unclear. They happen because the documents are. A 1962 sale deed photocopy, a missing partition memo, a verbal family arrangement, an unregistered GPA, a 'sister's share that no one talked about', a society NOC pending since 2014, an encroachment by a neighbour that has now ripened into adverse-possession risk — every one of these is a routine fact pattern, and every one is a 5–15 year suit if not addressed properly. By 2026, the number of property litigations pending in India runs into millions, and the average disposal time for a contested civil suit is still 8–12 years. Litigation is the last resort. The lawyer's first job is to settle on numbers; the second is to litigate to win.

The legal architecture is the Transfer of Property Act 1882, Specific Relief Act 1963 (post-2018 amendments), Indian Easements Act 1882, Limitation Act 1963, Code of Civil Procedure 1908, the Registration Act 1908, State land laws (revenue, ceiling, agricultural conversion), the RERA 2016 for builder-buyer matters, the Senior Citizens Act 2007, and the Hindu / Muslim / Christian / Parsi succession laws. We litigate across each of these and pick the forum and the cause-of-action that gives the fastest, cleanest result.

Our brief: secure the property, the possession, or the price.

The Most Common Property Disputes — and the Right Cause of Action

• Title Disputes:: Suit for declaration of title under Section 34 SRA, with consequential injunction; supported by 30-year title chain.

• Partition Among Co-Owners / Coparceners:: Partition suit (preliminary + final decree); HUF Section 171 alignment; Vineeta Sharma daughters' rights.

• Specific Performance of Sale:: Section 10 SRA (post-2018, default remedy); 3-year limitation; readiness-and-willingness pleadings.

• Possession Suits / Eviction:: Suit for possession (Section 5/6 SRA); ejectment of trespasser; tenant eviction under MTA / State rent-control.

• Encroachment & Adverse Possession:: Suit for declaration and mandatory injunction; rebut adverse possession (12 years + animus possidendi + open and continuous).

• Society / Apartment Disputes:: Co-operative Societies Act / Apartment Ownership Act; consumer / RERA forum where applicable; redevelopment disputes.

• Builder-Buyer Disputes:: RERA Section 18 (refund / possession with interest); NCDRC / civil court alternatives.

• Tenant Hold-Over:: Section 106 TPA notice; double-rent claim under MTA / State law.

• Inheritance & Will Challenges:: Probate, letters of administration, will contest under Section 263 ISA; partition suit for intestate estate.

• Land Acquisition & Compensation:: Right to Fair Compensation Act 2013 (RFCTLARR); reference under Section 64 for higher compensation.

Why Most Property Suits Fail At the First Stage

Wrong cause of action, wrong forum, wrong limitation, missing necessary parties, vague pleadings on readiness-and-willingness (specific performance), no prayer for declaration of title where required, no court-fee on market value, ignoring statutory notices (Section 80 CPC for State, Section 106 TPA for tenancy). We tighten each of these at filing — most of these are non-recoverable mistakes.