Property Title Search Checklist: The NRI Due Diligence Document

The Direct Answer

For resale property, you need a 30-year active title search. This establishes a "clean chain" of ownership. Key documents are the Mother Deed (original ownership), Sale Deeds (subsequent transfers), and the Encumbrance Certificate (EC) (proof of no dues/mortgages). For land, insist on the Demarcation Plan and Sanad (conversion order). Never rely on the seller's lawyer; hire a local advocate to issue a "Title Search Report" in your name.

The Master Checklist

Print this out and give it to your lawyer.

1. Ownership Documents

• Mother Deed / Parent Deed: The document that traces back the origin of the property.
• Sale Deeds: All link documents connecting the Mother Deed to the current seller.
• Gift/Partition Deeds: If the property was inherited or gifted, these must be registered.

2. Revenue Records (Government Proof)

• 7/12 Extract (Satbara) or Khata Certificate: Proves who is the current legal owner in government books.
• Mutation Register Extract: Shows the history of ownership changes.

3. Permissions (For Land/Construction)

• Sanad (Conversion Order): Critical for Goa/Maharashtra. Proves land is converted from Agricultural to Non-Agricultural (Settlement).
• Occupancy Certificate (OC): For apartments. Without OC, the building is legally incomplete, and water/power can be cut.
• Commencement Certificate (CC): Permission to start construction.

4. Financial Hygiene

• Encumbrance Certificate (EC): Get this for the last 15-30 years from the Sub-Registrar. It should reflect all transactions (sales, mortgages).
• Property Tax Receipts: Ensure seller has paid up to the current quarter.

Why Title Insurance Isn't Enough

In the West, Title Insurance is common. In India, it's fledgling. The onus is 100% on Buyer Beware (Caveat Emptor). If a long-lost heir claims the land 10 years later, and you didn't check the family tree in the Mutation Entry, you could lose the asset.