Why Title Verification Matters
In India, land disputes account for 66% of all civil cases. Many buyers have lost their life savings to fraudulent sellers, forged documents, or undisclosed encumbrances. A thorough due diligence process is non-negotiable.
Step 1: Collect All Documents
- Original Sale Deed (chain for 30 years)
- Encumbrance Certificate (EC) — last 30 years
- Latest Property Tax receipt
- Khata / Patta / RTC (state-specific revenue record)
- 7/12 Extract (Maharashtra) or Jamabandi (Punjab/Haryana)
Step 2: Verify EC Online
Most states now offer EC verification online. Search by Survey/Khasra number. Any mortgage, court attachment, or dispute appears in EC. A clean EC for 30 years is mandatory before proceeding.
Step 3: Check for Litigation
Search the district court's online case database for the seller's name and the survey number. Pending cases may not appear in EC as they are not registered charges.
Red Flags to Watch
- Multiple owners without NOC from all parties
- Government acquisition notification in Gazette
- Agricultural land being sold as residential
- Seller insists on cash-only deal
- Pressure to sign without lawyer review