By Petronus Realty
Buying a flat that already exists feels safer than buying one off a brochure, and in most respects it is. You can see the finish, measure the rooms, meet the neighbours and check the water pressure. What you cannot see by walking through it is whether the seller can lawfully transfer it to you.
This is the list we work through on behalf of buyers. None of it is exotic — your advocate will ask for the same things — but knowing what to request keeps the process from stalling.
Title and ownership
- Mother deed and the chain of title for at least the last thirty years, establishing how ownership reached the current seller.
- Sale deed of the current owner, registered, with the stamp duty paid in full.
- Encumbrance certificate covering the same period, showing no undisclosed mortgage or charge on the property.
- Mutation certificate, confirming the municipal records name the seller.
Approvals for the building
- Sanctioned building plan from the municipal authority, and the flat as built matching it.
- Completion certificate and occupancy certificate. A flat without an OC can be occupied in practice and still be a problem at resale or when you apply for a loan.
- RERA registration for the project, with the promoter details and the approved plans as filed.
Dues and the association
- Latest property tax receipt, in the seller's name.
- No-dues certificate from the housing society or apartment owners' association covering maintenance.
- Latest electricity bill and, where applicable, the meter transfer form.
- Minutes or a letter confirming there is no pending special levy — a lift replacement or facade repair voted through last quarter becomes your bill after transfer.
The three buyers usually skip
In our experience the encumbrance certificate, the occupancy certificate and the association no-dues letter are the three most often waved through, usually because the flat is attractive and the buyer does not want to seem difficult. They are also the three most likely to cost money later. An undisclosed charge delays registration. A missing OC narrows your pool of lenders and, eventually, your pool of buyers. An unpaid special levy simply transfers to you.
We run this checklist before we introduce a resale flat, and we will tell you which documents are missing rather than waiting for your advocate to find out.