Most property disputes trace back to something that could have been caught at the documentation stage — which makes this the single highest-leverage part of the buying process to get right, even though it's the least exciting.
**Title deed.** This establishes ownership and should be traced back at least 12-13 years (longer is better) to confirm a clean chain of ownership with no gaps or disputed transfers. For under-construction projects, verify the developer's title to the underlying land, not just the flat you're buying.
**Encumbrance certificate.** This confirms the property is free of any registered mortgage, loan, or legal claim. Get it for at least the last 12-13 years from the relevant Sub-Registrar's office — a clean encumbrance certificate is one of the most reliable single indicators of a low-risk purchase.
**Mutation certificate.** This reflects the property's ownership in municipal/land revenue records, and matters especially for resale purchases of independent houses or land. A mismatch between the title deed and mutation records is a red flag worth investigating before you proceed.
**Approved building plan.** Sanctioned by the local municipal corporation (KMC or the relevant authority), this confirms the construction is legally approved and matches what's actually been built. Unauthorised deviations from the sanctioned plan can create real complications at resale or during a future loan application.
**RERA (WB-HIRA) registration certificate.** Already covered in detail elsewhere on our blog, but worth repeating here: no registration, no purchase, regardless of how good the deal looks.
**NOCs (No Objection Certificates).** Depending on the project, you may need NOCs from the fire department, pollution control board, and in some cases, the airport authority for height clearances near flight paths. Developers should be able to produce these on request.
**Occupancy/completion certificate** (for ready-to-move properties). This confirms the building is legally fit for occupation. Moving in without one can create complications with utility connections and, in some cases, future resale.
**A simple rule of thumb:** if a developer or seller is reluctant to share any of these documents promptly and without excessive follow-up, treat that reluctance itself as useful information.
At Lanivas Properties, our team pre-verifies core documentation for every listed project before it goes live — but we always recommend an independent legal review before you sign, especially for resale properties.