The biggest threat to a property deal in Pune isn’t the location or the price. It’s the paperwork.
A double sale, illegal construction, hidden mortgages, unresolved disputes between heirs, fake documents—almost every property horror story comes down to one thing: documents not checked properly before the token money was paid.
This guide walks through every critical document you must see before buying property in Pune, what each one means, where it comes from, what to check, and the red flags that should stop you immediately.
Why documentation is the foundation of property ownership
Under Maharashtra property law, ownership is not proven by possession. It is proven by documents.
You can live in a house for 20 years. Without a registered title deed in your name, the actual owner (on paper) can evict you, take a loan against it, or sell it to someone else.
This is why every serious property buyer in Pune needs to understand documents before signing anything.
The complete list of essential property documents
The exact documents vary by property type. But broadly, expect to see:
1. Registered Agreement to Sell / Sale Agreement
The initial contract between buyer and seller that records:
- Agreed sale consideration (purchase price)
- Payment schedule and timeline
- Conditions and possession details
- Penalties for default
What to check:
- Correct full names of buyer and seller with PAN/Aadhaar
- Correct property description: flat number, survey number (for plots), area (carpet/built-up), parking, terrace
- Clear payment schedule with dates
- Possession timeline and penalties for buyer and seller delay
- Termination and refund clauses clearly stated
Red flags:
- Agreement only on stamp paper, not registered (for large deals)
- Vague property description missing survey/CTS numbers
- Blank spaces or loose pages
- Only builder’s signature, not independent witness
Reference: See “How to Buy Property in Pune: Your Essential Step-by-Step Guide” for context on when this document is signed.
2. Registered Sale Deed / Title Deed
This is the actual ownership transfer document. It must be registered under the Registration Act.
What to check:
- Seller’s name matches ID proof and previous chain of documents
- Correct property description with all survey/CTS numbers
- Statement that full consideration has been paid
- Clear statement that seller has absolute title and right to sell
- No limiting clauses (e.g., life interest reserved by relatives)
- Buyer’s name and address correctly mentioned
Red flags:
- Sale deed not registered (only notarised: insufficient)
- Name mismatch with earlier chain documents
- Seller signing as “Attorney” without valid registered Power of Attorney
- No mention of consideration amount
- Buyer’s name misspelled or address wrong
3. Index II (IGR Registration Extract)
Index II is the government’s official summary of your registered document[web:90].
Where to get: Online from IGR Maharashtra e-search portal.
What to check:
- Registration number and date match sale deed
- Names and consideration correctly recorded
- Property description matches sale deed
- No other transactions listed that seller didn’t disclose
Red flags:
- Index II cannot be found online despite seller claiming registration
- Amounts or names don’t match the physical deed
- Multiple previous registrations not explained
4. 7/12 Extract (Satbara Utara) and 8A
For any plot or land purchase, the 7/12 extract from Mahabhulekh is essential[web:87][web:93][web:99].
The 7/12 shows:
- Survey/Gat number and exact area
- Owner names (all current and previous)
- Type of land (agricultural, NA/non-agricultural, etc.)
- Any loans or charges recorded against the land
- Rights and liabilities
Where to get: Download from Mahabhulekh.gov.in or Mahabhumi.gov.in portal.
What to check:
- Owner name matches title deed
- Correct survey numbers and area
- Land type (NA for residential building projects)
- No undisclosed loans or charges
- All mutations properly recorded
Red flags:
- Owner name mismatch between 7/12 and sale deed
- Active loan recorded but seller claims no debt
- Land still classified as agricultural when project is residential
- Mutations missing or irregular
Learn more in “An Overview Of Land Use Laws In Pune: Essential Insights For Property Buyers”.
5. Property Card (for urban plots)
In fully urbanized Pune areas, the municipal Property Card (city survey) is more relevant than 7/12.
What to check:
- CTS number, location details correct
- Owner name matches
- Area and boundaries as per title deed
- No encumbrances marked
Red flags:
- Property card showing different owner than sale deed
- Boundaries not matching physical site
6. Approved Building Plan and Sanction Letter
For any constructed property, obtain the sanctioned plan from PMC or PCMC.
What to check:
- Plan date matches commencement certificate date
- All flat numbers clearly marked
- FSI (Floor Space Index) mentioned and compliant
- TDR (Transfer of Development Rights) noted if applicable
- All setbacks and common areas clearly shown
Red flags:
- Only “concept plan” or brochure shown, not official sanctioned plan
- Extra floors visible on ground but not on sanctioned plan
- FSI calculation disputed or unclear
7. Commencement Certificate, Completion Certificate, and Occupancy Certificate
- Commencement Certificate (CC): Issued by PMC/PCMC, certifying builder has permission to start construction.
- Completion Certificate: Certifies building is constructed per approved plan.
- Occupancy Certificate (OC): The most important—certifies building is safe and fit for occupation.
Red flags:
- No OC for ready building (extremely common and problematic)
- “Partial OC” but you’re buying in non-OC portion
- Old building where completion/OC documents are “lost”
- OC issued but conditions still pending
8. RERA Registration (for under-construction projects)
All projects registered under RERA Act must display RERA registration number and carpet area.
What to check:
- Project is registered with RERA Maharashtra
- Your specific flat is covered under RERA
- Carpet area matches your agreement (not built-up area)
- RERA website shows project status
Red flags:
- Builder claims “RERA exemption” for large projects
- RERA number doesn’t exist online
- Project status shows “completion delayed” or “complaints pending”
9. Society Documents (for flats in societies)
- Society Registration Certificate
- Share Certificate (for resale flats)
- Society bye-laws and rules
- NOC from society for property transfer
What to check:
- Society is registered and functional
- No major outstanding litigation against society
- Maintenance dues are current
- NOC is specific to your property and dated
Red flags:
- Society not registered or defunct
- Large outstanding maintenance dues
- Society in legal dispute with builder or authorities
- NOC mentions pending repairs or disputes
10. Property Tax Receipts
Obtain 2-3 years of PMC/PCMC property tax receipts.
What to check:
- Owner name matches title deed
- Property address and CTS number correct
- No large arrears or penalties
- Receipt is official (not duplicate or provisional)
Red flags:
- Large unpaid property tax amount (indicates previous owner’s financial stress)
- Arrears accumulating over years
- Property showing “no tax” for a built property (irregular)
11. Encumbrance Certificate (EC)
The Encumbrance Certificate from the sub-registrar shows all registered transactions on the property over 13-30 years[web:91][web:97][web:100].
What to check:
- No unknown mortgages or charges
- No “agreement to sell” in someone else’s favor
- All previous sales clearly shown and match seller’s story
- Seller’s name appears correctly in the chain
Red flags:
- EC unavailable or takes months to get
- Multiple sales in short period (flipping)
- Large mortgages discharged recently (debt problem)
- Unknown third-party claims in EC
Reference: “Spotting Fake Property Listings: Essential Tips For Pune Homebuyers” for how to catch falsified ECs.
12. Loan Closure NOC and Bank Documents
If seller had a home loan or Loan Against Property:
What to check:
- Loan Closure NOC from bank (original)
- Mortgage removal entry in property records
- No active loan showing in 7/12 or EC
- Bank’s consent for title transfer
Red flags:
- Bank loan mentioned in 7/12 but no NOC produced
- Loan closure letter undated or not on bank letterhead
- Mortgage still recorded in property card
- Bank threatening action for non-payment
13. Utility Bills and Clearance Certificates
- Latest water and electricity bills (no disconnections)
- Clearance from water authority and electricity board
- No theft cases against property (especially for electricity)
Red flags:
- Electricity meter has pending theft case
- Water supply disconnected or pending dues
- Bills showing high consumption (water/electricity theft indicator)
The practical verification checklist before paying token
Use this with a property lawyer. Do not treat it as a legal opinion substitute.
OWNERSHIP & IDENTITY CHECK
- [ ] Registered Sale Deed obtained and in seller’s name
- [ ] Index II downloaded and matches sale deed[web:90]
- [ ] Seller’s PAN, Aadhaar, passport verified
- [ ] Seller’s name consistent across all documents
- [ ] If Power of Attorney used: registered POA verified with original authority
TITLE & LAND RECORDS
- [ ] 7/12 extract downloaded from Mahabhulekh[web:87][web:93][web:99]
- [ ] 8A extract obtained (for plots)
- [ ] Owner name on land record matches title deed
- [ ] Land classification (NA/agricultural) matches intended use
- [ ] Mutation entries up to date
- [ ] Property Card obtained (for urban properties)
ENCUMBRANCES & LITIGATION
- [ ] Encumbrance Certificate obtained for 13-30 years[web:91][web:97][web:100]
- [ ] No unknown loans or charges in EC
- [ ] No “agreement to sell” in someone else’s favor
- [ ] Bank NOC obtained if previous mortgage existed
- [ ] Basic court/tribunal search done for pending cases
- [ ] No police FIR or legal notices against property
APPROVALS & CONSTRUCTION
- [ ] Sanctioned building plan obtained from PMC/PCMC
- [ ] Commencement Certificate available
- [ ] Completion Certificate available
- [ ] Occupancy Certificate available (critical)
- [ ] Flat number and area match plan, agreement, and actual property
- [ ] No illegal construction noticed
- [ ] FSI compliant per sanctioned plan
RERA & PROJECT STATUS (for new projects)
- [ ] Project RERA registered and number verified
- [ ] Your flat is part of RERA registered project
- [ ] Carpet area matches RERA description
- [ ] No major complaints against project on RERA website
SOCIETY & COMMUNITY ASPECTS
- [ ] Society registration certificate obtained
- [ ] Society bye-laws reviewed
- [ ] Society maintenance statement showing no major outstanding dues
- [ ] Society NOC for transfer (if required)
- [ ] No major ongoing litigation involving society
TAXES & UTILITIES
- [ ] Property tax receipts for last 2-3 years obtained
- [ ] No major property tax arrears
- [ ] Water and electricity bills current
- [ ] No water/electricity disconnection notices
- [ ] Electricity meter has no theft case
DOCUMENTS FOR STORAGE
- [ ] Original registered sale deed received and stored safely
- [ ] Digital copies of all documents (7/12, EC, OC, plans) backed up
- [ ] Copies provided to bank (for home loan)
- [ ] Lawyer’s written title report obtained
- [ ] All original documents in owner’s name
Common red flags that should stop you immediately
- Seller cannot produce registered sale deed (only agreement or soft copy)
- Owner name mismatch across documents (sale deed, 7/12, property tax)
- No Occupancy Certificate for ready property
- Active loan in EC but seller claims “paid off”
- Multiple sales in last 2-3 years (indicates flipping, possible issues)
- Encumbrance Certificate takes 3+ months (indicates delays or problems)
- Flat number or area doesn’t match between plan, agreement, and reality
- Society or building in major litigation
- Property tax arrears exceeding ₹50,000
- Seller pressures you to skip lawyer review or move fast
When to involve a property lawyer or verification service
Do not close any property deal in Pune without a written legal opinion from a property lawyer.
A qualified property lawyer will:
- Verify complete chain of title for 20-30 years
- Check all encumbrances and litigation
- Confirm approval and OC status
- Highlight specific risks in writing
- Advise on title insurance options
- Represent you in registration process
Property document verification services are also available in Pune (like LawTendo, online verification services)[web:94] if you prefer a specialized service.
Cost: Typically ₹3,000-₹10,000 for a full legal title report in Pune (worthwhile investment on a ₹50L+ deal).
