The difference between a good property deal and a disaster often comes down to this: Did you verify, or did you just trust?
In Pune’s fast-moving real estate market, buyers often rush from viewing a property to token payment in weeks. Verification gets skipped. And then, months later, when the builder delays possession or the title has issues, the buyer has no recourse.
This guide provides a practical 10-point verification process that you can execute before signing anything. It is the most important article in this cluster because it moves you from “I saw a nice flat” to “I have confirmed ownership is clean.”
Each point includes where to verify and what specific red flags to look for.
POINT 1: Verify seller identity and ownership (1-2 days)
What you’re checking: The person selling actually owns the property.
How to do it:
- Ask seller for government ID (Aadhaar, PAN, passport)
- Cross-check name against:
- Registered sale deed
- 7/12 extract (for plots)
- Property tax receipts
- Society share certificate (for flats)
- Verify PAN with Income Tax (limited verification possible online)
Where to verify:
- Property tax records with PMC/PCMC
- 7/12 via Mahabhulekh portal[web:87][web:93][web:99]
- Society office (for share certificate)
Red flags:
- Seller’s name on ID differs from property documents
- Seller’s PAN doesn’t match name on deed
- Property in joint names but only one person signing agreement
- Seller using Power of Attorney to sign (verify POA is registered and valid)
Timeline: 1-2 days for basic verification
POINT 2: Title deed verification and chain of ownership (3-5 days)
What you’re checking: The seller has a clear, continuous chain of ownership. No gaps or inconsistencies.
How to do it:
- Get registered sale deed from seller’s earlier purchase
- Trace back at least 20-30 years of ownership chain[web:88]
- Check each transfer deed for:
- Names consistent
- Dates logical (no sale happening before purchase)
- Consideration reasonable (big jumps in price warrant explanation)
- Obtain Index II for each registered document[web:90]
Where to verify:
- Sub-registrar office (request old deeds by property address and year)
- IGR Maharashtra e-search portal for Index II records[web:90]
Red flags:
- Missing deeds in chain (a gap of 5+ years)
- Multiple sales in short period (2-3 sales in 1-2 years = flipping, possible problems)
- Inheritance deeds without succession certificate
- Gifts without explanation of relationship
- Seller unable to produce earlier deeds (claims “lost”)
Timeline: 3-5 days; sub-registrar may take 2-3 days for older documents
Reference: See “How to Buy Property in Pune: Your Essential Step-by-Step Guide” for how this fits into overall buying timeline.
POINT 3: Encumbrance Certificate (EC) check (5-7 days)
What you’re checking: No unknown mortgages, loans, or agreements on the property.
How to do it:
- Apply for Encumbrance Certificate at the sub-registrar office
- Request 13-30 year period (20-30 years standard for Pune)
- Review EC carefully for:
- All registered transactions (sales, gifts, mortgages, charges)
- Any loans still active
- Any “agreement to sell” in someone else’s favor
- Dates and parties to each transaction
Where to apply:
- Sub-registrar office (offline or online through IGR portal in some cases)[web:90]
- Cost: Usually ₹100-200
Red flags:
- EC takes 3+ months to arrive (indicates issues)
- Multiple mortgages shown, some not yet cleared
- Active loan against property (seller should have NOC)
- “Agreement to sell” in someone else’s name (major red flag)
- Large number of transactions (could indicate title issues)
Timeline: Typically 5-7 days; sub-registrar may take longer for old records
Learn more: “Understanding the Law on Property Purchases in Pune” for legal context.
POINT 4: Land record verification (7/12, 8A, property card) (2-3 days)
What you’re checking: The property description, area, and ownership match across all land records.
How to do it:
- Download 7/12 extract from Mahabhulekh for plots/land[web:87][web:93][web:99]
- Download 8A (for revenue/tax details)
- Check against property card (for urban areas)
- Verify:
- Survey/Gat number correct
- Total area matches title deed
- Owner name(s) match sale deed
- Land classification (agricultural, NA, etc.)
- Any loans or charges recorded
- Mutation entries up to date
Where to verify:
- Mahabhulekh.gov.in or Mahabhumi.gov.in[web:87][web:93][web:99]
- PMC/PCMC property department for property card
- Talathon office (if online not working)
Red flags:
- Area on 7/12 differs from agreement (even by 50 sq.ft.)
- Owner name different from sale deed
- Land still “agricultural” when building is residential (conversion not completed)
- Active loan recorded in 7/12 but seller claims paid off
- Mutations missing or irregular (indicates prior title problems)
Timeline: 2-3 days (instant if downloading online, but take time to review)
POINT 5: Building approval verification (sanctioned plan, FSI, commencement) (3-4 days)
What you’re checking: The building itself is legal—approved by PMC/PCMC and constructed within permissions.
How to do it:
- Request sanctioned plan from builder or PMC/PCMC town planning office
- Check against actual flat:
- Flat number, location, area
- Common areas (corridors, staircase)
- Parking location and number
- Amenity areas (garden, gym, pool)
- Verify commencement certificate is available and dated before construction
- Check FSI (Floor Space Index):
- Total permissible FSI for the land
- FSI used by this project
- Any TDR (Transfer of Development Rights) loading
Where to verify:
- PMC/PCMC Building Permission department
- Builder’s office (should have sanctioned plan)
- Online PMC portal (if available)
Red flags:
- No sanctioned plan available (“lost” or “with municipal office”)
- Sanctioned plan shows different number of flats than actual building
- Extra floors/wings not on sanctioned plan
- FSI calculation disputed or unclear
- No commencement certificate
- Commencement certificate dated after construction started (irregular)
Timeline: 3-4 days for PMC; builder should have instantly
POINT 6: Occupancy Certificate (OC) and completion status (1-2 days)
What you’re checking: The building is officially safe and legal for occupation.
How to do it:
- Request copy of Occupancy Certificate (OC) from builder/seller
- Verify on OC:
- Property is specifically listed (flat number)
- Date of issuance
- No conditions or partial OC
- All utilities functional
- Check with PMC/PCMC that OC is genuine and current
Where to verify:
- Builder’s office
- PMC/PCMC building completion department
- Online records (some cities have searchable OC register)
Red flags:
- NO OC for a ready property (extremely common, major issue)
- “Partial OC” (common areas OC but individual flats not covered)
- OC issued but conditions pending (e.g., “subject to external work completion”)
- OC issued to common areas only, not residential units
- OC from 10+ years ago with no updates (old buildings)
Note: If OC is missing, property is technically not legal for occupation. Home loan banks may reject. Resale becomes problematic.
Timeline: 1-2 days
POINT 7: Litigation and dispute search (5-7 days)
What you’re checking: No pending court cases or disputes involving the property.
How to do it:
- Civil court search: Check district court civil cases for property/landlord-tenant disputes
- Co-operative court: For society-related disputes (if applicable)
- Land tribunal: For land/revenue disputes
- Real estate regulatory authority: For RERA violations
- Ask for:
- Cases by previous owner names (not just current)
- Cases involving the property address
- Cases by builder (if new project)
Where to verify:
- District court website (many courts have searchable records)
- Co-operative court (if property in society)
- Online legal databases (PakLII, LegalDesk, etc. – limited free access)
- Engage a property lawyer for thorough search (most reliable)
Red flags:
- Pending suit by builder against buyer (possession not given)
- Partition suits (heirs disputing property)
- Tenant dispute (for resale, previous tenants not vacating)
- Multiple cases against builder (quality issues)
- Fraud/cheating cases
Timeline: 5-7 days; lawyer can expedite
Read more: “Spotting Fake Property Listings: Essential Tips For Pune Homebuyers” for how disputes are hidden.
POINT 8: Property tax and municipal dues verification (1-2 days)
What you’re checking: No hidden tax arrears or civic liabilities.
How to do it:
- Request property tax receipt from seller for last 3 years
- Check PMC/PCMC records for:
- Owner name
- Property address and CTS number
- Tax amount
- Payment status
- Any penalties or arrears
- Verify water and electricity:
- No pending bills or disconnection
- No water theft case
- No electricity theft case
Where to verify:
- PMC/PCMC property tax portal (online search available)
- Water supply authority office
- Electricity board office
- Utility bills directly from seller
Red flags:
- Property tax arrears >₹50,000
- Tax payment gaps (years with no payment recorded)
- Electricity/water disconnection notice
- Active theft cases against meter
- Property tax showing inflated or zero amount (irregular)
Timeline: 1-2 days
POINT 9: Physical verification and measurement (1 day)
What you’re checking: The actual property matches what’s described in documents and agreement.
How to do it:
- Visit property with a licensed surveyor (₹500-1,500 cost)
- Measure carpet area, built-up area
- Compare to agreement and RERA description (if applicable)
- Check for:
- Encroachments on common areas
- Balcony/terrace actually accessible
- Parking location and condition
- Set-backs and boundaries
- Photograph everything (for records)
Red flags:
- Carpet area significantly less than agreement (>5% difference is material)
- Parking in common area or blocked
- Balcony/terrace belongs to common areas
- External wall damaged or encroaching
- Illegal construction or modifications
- Foundation cracks or water seepage
Timeline: 1 day
POINT 10: Final legal opinion (3-5 days)
What you’re checking: A qualified property lawyer confirms title is clean and gives written opinion.
How to do it:
- Compile all documents (deed, 7/12, EC, OC, plans, approvals)
- Submit to property lawyer with list of concerns
- Lawyer will issue written title report including:
- Chain of ownership verification
- Any encumbrances or charges
- Outstanding issues or risks
- Recommendation (clear to purchase or “caution”)
- Do not proceed to registration without this report
Cost: ₹3,000-₹10,000 for full title report
What lawyer will NOT do:
- Guarantee against all future claims (impossible)
- Force seller to fix issues (you must negotiate)
- Speed up registration (only you can follow up)
Timeline: 3-5 days for lawyer to review
Learn more: “Understanding the Law on Property Purchases in Pune: A Comprehensive Guide” for deeper legal context.
Quick timeline overview
| Step | Days | Critical |
|---|---|---|
| 1. Identity & ownership | 1-2 | Yes |
| 2. Title deed & chain | 3-5 | Yes |
| 3. Encumbrance Certificate | 5-7 | Yes |
| 4. Land records (7/12) | 2-3 | Yes |
| 5. Building approvals | 3-4 | Yes |
| 6. Occupancy Certificate | 1-2 | Yes |
| 7. Litigation search | 5-7 | Yes (with lawyer) |
| 8. Tax & utility dues | 1-2 | Yes |
| 9. Physical verification | 1 | Recommended |
| 10. Legal opinion | 3-5 | Yes |
| Total | 25-38 days | Plan accordingly |
Bottom line: Proper verification takes 25-38 days minimum. If seller pressures you to move faster, this is a red flag.
