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Home / Personal & Property / Property Title Verification
Last updated: 2 October 2026
Before paying for a flat, house or plot, you need to know that the seller owns it, that it is free of loans and disputes, and that the building has the approvals it needs. We collect the title documents, run searches at the Sub-Registrar’s office and other records, and an independent advocate gives the title opinion.
Title verification traces how the seller came to own the property. The review goes back through earlier sale deeds, gift deeds, partition deeds, wills or court orders, usually for 30 years, which is the period many banks and lenders expect. It checks that each transfer was properly executed, stamped and registered, and that all co-owners and legal heirs have joined in.
Searches are made for encumbrances such as mortgages and charges. These include the encumbrance certificate or search report from the Sub-Registrar, and a search of the CERSAI registry for security interests created by banks and lenders. Revenue and municipal records are checked for mutation and tax payment.
For under-construction or new projects, registration under the Real Estate (Regulation and Development) Act, 2016, approved building plans, commencement and occupancy certificates are also checked. The title opinion is given by an independent advocate on the basis of this review.
Based on the Registration Act, 1908, the Transfer of Property Act, 1882, the Real Estate (Regulation and Development) Act, 2016 and local land records. Last updated: 27 September 2026.
Usually 30 years of title documents
Sub-Registrar records and encumbrance certificate
CERSAI registry search
RERA registration and approvals
By an independent advocate
Often issued to invite objections before purchase
Problems with title usually surface after money has changed hands. A title check before payment is far cheaper than a dispute afterwards.
Every link in the chain is traced and gaps are flagged.
Mortgages and charges are identified through registry and CERSAI searches.
An independent advocate reviews the file and issues the title opinion.
Related personal services.
Registering the sale deed after verification.
Inviting objections before purchase.
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We understand the property, the seller and the transaction.
Title and supporting documents are collected from the seller.
Sub-Registrar, CERSAI and revenue record searches are carried out.
The chain of title and approvals are reviewed and gaps are listed.
An independent advocate issues the title opinion.
We walk you through the findings before you pay.
Common next steps:
Proceed to the agreement and sale deed.
The seller rectifies issues, such as getting a loan closed or heirs to join.
A newspaper notice inviting objections, if not already issued.
The sale deed is stamped and registered.
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Usually 30 years, which is what many banks and lenders expect. Older records may be needed where the chain is unclear.
A certificate or search report from the Sub-Registrar showing registered transactions on the property, such as sales and mortgages, for a given period.
A bank checks title for its own security. Your own independent review is still useful, particularly for resale or inherited properties.
An independent advocate. Expertvuw coordinates document collection and searches.
No. RERA registration is a regulatory requirement for projects. Title still needs to be checked separately.
ACS – Director, Expertvuw Management Pvt Ltd
Documents and applications are prepared by Expertvuw’s team for your review. Registrations, notifications and approvals are made by the authority concerned, and any court or legal representation is handled by independent advocates.