Buying a home in Pune is about much more than finding the right location, floor plan, amenities or price.

Before you pay a booking amount or sign an agreement, you also need to understand what you are actually buying, who has the right to sell it, whether the project has the necessary approvals, and whether the documents match what has been promised to you.

This becomes particularly important in a market as diverse as Pune, where buyers may be looking at new projects, under-construction apartments, ready-to-move homes, resale flats, villas, redevelopment projects and plots across areas such as Hinjawadi, Wakad, Baner, Balewadi, Punawale, Tathawade, Ravet, Kiwale, Mahalunge, Bavdhan, Sus and Bhugaon.

There is no single document that makes a property transaction completely risk-free.

A MahaRERA registration is important, but it is not a substitute for title due diligence. A bank approving a home loan does not necessarily mean that every legal, planning or transaction issue has been independently resolved. Similarly, a 7/12 extract is useful, but it should not be treated as a complete title investigation.

The practical approach is:

Understand → Shortlist → Verify → Compare → Decide

This guide explains 20 important documents and records that buyers should consider checking before purchasing property in Pune.

Important: The exact documents required will depend on the property and transaction. A new apartment, resale flat, NA plot, redevelopment property and ready-to-move project can require different documentation. For material transactions, especially where title, inheritance, multiple ownership, development rights, mortgages or litigation are involved, obtain independent advice from a qualified property lawyer.

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Quick Answer: 20 Documents to Verify Before Buying Property in Pune

No.	Document / Record	Why It Matters	Who / Where to Verify
1	MahaRERA Registration Details	Confirms project registration and disclosed project information	MahaRERA
2	Title Deed / Title Documents	Helps establish ownership and title history	Property lawyer
3	7/12 Extract	Shows important land-record information for applicable land	Maharashtra Land Records
4	Property Card	Important city-survey/property record for applicable properties	Maharashtra Land Records
5	Mutation / Ferfar Records	Helps track changes in recorded rights/interests	Maharashtra Land Records
6	Title Search / Encumbrance Search	Helps identify registered transactions, charges or title issues	Advocate / registration records
7	Development Agreement	Shows development rights where landowner and developer differ	Advocate
8	Power of Attorney, if applicable	Establishes authority given to another person/entity	Advocate
9	Sanctioned Building Plan	Shows what has been approved for construction	Planning authority / MahaRERA
10	Commencement Certificate	Confirms permitted commencement of construction to the extent stated	Planning authority / MahaRERA
11	Layout Approval / Development Permission	Helps verify approved layout/development	Planning authority
12	NA Order / Land-Use Status, where applicable	Helps establish permitted non-agricultural use where relevant	Revenue/planning authority
13	Completion Certificate	Relates to completion of construction as certified under applicable regulations	Planning authority
14	Occupancy Certificate	Important for lawful occupation of completed development	Planning authority
15	Agreement for Sale	Sets out contractual terms of the purchase	Buyer + advocate
16	Sale Deed / Previous Sale Deeds	Critical for resale title and transaction history	Sub-Registrar / advocate
17	Index II	Helps cross-check registration particulars of registered documents	Registration & Stamps Department
18	Society Registration / Share Certificate, where applicable	Important for resale society properties	Society / seller
19	Property Tax Receipts	Helps check municipal/property-tax dues and records	PMC/PCMC/local authority
20	Bank NOC / Release Documents, where applicable	Important where property has a loan or charge	Bank / lender + advocate

Not every item applies in every transaction. For example, a society share certificate is relevant to many cooperative-housing-society resale transactions but not to a new under-construction purchase in the same way. A Power of Attorney is relevant only where authority has been granted through one.

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1. MahaRERA Registration Details

What is it?

For applicable real-estate projects covered by RERA, the project’s MahaRERA registration provides an important starting point for checking information disclosed by the promoter.

The MahaRERA portal provides a public project-search facility where buyers can search registered projects using information such as the project name or MahaRERA registration number.

Why should a buyer check it?

It allows you to compare what the promoter is telling you with information disclosed to the regulatory authority.

What should you verify?

Check:

• Project name and MahaRERA registration number
• Promoter/developer details
• Project location
• Registered project/phase
• Proposed completion information
• Approved plans and other uploaded documents, where available
• Whether the unit being offered falls within the registered project/phase

MahaRERA has also emphasized transparency through its online disclosures, and its orders refer to the importance of publicly available project information for informed homebuyer decisions.

Red flags

Be careful if:

• The project name does not match the registration
• The sales team provides a different registration number
• Your building/wing appears inconsistent with the registered phase
• Possession claims differ materially from official project information
• The promoter asks you to rely only on brochure information

Who should verify it?

The buyer can perform the initial check on MahaRERA. For significant discrepancies, consult a property lawyer.

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2. Title Deed and Title Documents

What is it?

Title documents are the legal documents establishing and tracing rights in the property or land.

For a project, the title may involve several documents because the landowner, promoter and developer may not always be the same entity.

Why should a buyer check it?

Because the fundamental question is:

Does the person or entity selling/developing the property have the legal right to do so?

MahaRERA’s prescribed legal title report format specifically refers to the property’s description, allotment documents, 7/12 extract or Property Card, mutation entries and a 30-year search report as part of title investigation.

What should you verify?

Check:

• Current owner/landowner
• Chain of title
• Survey/CTS/Gat details
• Area and boundaries
• Previous transfers
• Whether the title is stated to be clear and marketable
• Whether any qualifications or exceptions appear in the title report

Red flags

• Missing previous title documents
• Name mismatch
• Unexplained gaps in the title chain
• Disputes or litigation
• Multiple owners not properly accounted for

Who should verify it?

An independent property lawyer.

Do not rely solely on a sales executive’s verbal confirmation of title.

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3. 7/12 Extract

What is it?

The 7/12 extract is a Maharashtra land record associated with applicable land parcels. The Maharashtra Land Records Department provides online services for viewing and obtaining 7/12 records.

Why should a buyer check it?

It can help you cross-check important land-record information such as the recorded holder, survey/gat details and other entries relevant to the parcel.

What should you verify?

Compare:

• Survey/Gat number
• Village
• Land area
• Recorded holder/occupant information, as applicable
• Mutation entries
• Land classification/use-related entries where shown
• Any remarks or charges appearing in the record

Red flags

• Seller’s information does not match the record
• Survey number mismatch
• Significant unexplained area difference
• Unexplained mutation entries
• Discrepancies between the 7/12 and title documents

A 7/12 extract should not be treated as a standalone certificate of clear title.

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4. Property Card

What is it?

A Property Card is an important property record for applicable city-survey properties.

The Maharashtra Land Records Department provides an online Property Card service.

Why should a buyer check it?

For properties covered by city-survey records, the Property Card can help you cross-check ownership-related and property-identification information.

What should you verify?

Check:

• CTS number
• Property identification
• Recorded holder
• Area
• Relevant entries/changes
• Consistency with the title documents

Red flags

• CTS number mismatch
• Owner name mismatch
• Area inconsistency
• Unexplained entries
• Documents referring to a different property number

The appropriate record depends on the nature and location of the property.

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5. Mutation / Ferfar Records

What is it?

Ferfar refers to mutation/change entries in land records.

The Maharashtra Land Records Department provides a digital Ferfar service and also provides facilities to check mutation status.

Why should a buyer check it?

It helps you understand how changes in recorded rights or interests have been reflected in the land records.

For example, changes may follow transactions such as sale, inheritance, gift or other events.

What should you verify?

Check:

• Mutation entry number
• Date
• Reason for mutation
• Names of parties
• Whether the entry corresponds with the underlying transaction

Red flags

• Unexplained mutation
• Pending mutation
• Name changes without supporting documents
• Inconsistency between mutation and title documents

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6. Title Search / Encumbrance Search

What is it?

A title search is a legal investigation of the property’s ownership history and registered transactions. It may include examination of registered documents and relevant land/property records for a specified period.

MahaRERA’s prescribed legal-title-report format refers to a 30-year search report as part of title investigation.

Why should a buyer check it?

It can help identify matters such as:

• Previous transfers
• Mortgages/charges
• Registered transactions
• Potential title gaps
• Other issues requiring legal investigation

Red flags

• Existing charge
• Mortgage not released
• Conflicting transactions
• Unclear title chain
• Pending legal issue

Who should verify it?

An independent advocate experienced in property due diligence.

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7. Development Agreement

What is it?

A Development Agreement may be used when the landowner and developer/promoter are different parties.

It sets out the rights granted to the developer and the terms under which development is undertaken.

Why should a buyer check it?

You need to understand whether the developer actually has the authority and development rights represented to you.

What should you verify?

Check:

• Landowner identity
• Developer identity
• Property description
• Scope of development rights
• Project/phase covered
• Duration and relevant conditions
• Registration/execution details where applicable

Red flags

• Developer’s name does not correspond with the disclosed rights
• Missing supporting documents
• Development rights appear limited
• Unresolved dispute between landowner and developer

This is a document for legal review, not merely a document to glance at.

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8. Power of Attorney, Where Applicable

What is it?

A Power of Attorney may authorize one person or entity to act on behalf of another.

Why should a buyer check it?

If someone is executing or handling a transaction on behalf of the owner, you need to understand the authority under which they are acting.

What should you verify?

Check:

• Who granted the authority
• Who received it
• Whether it is registered/notarized as applicable
• Scope of authority
• Whether it covers the transaction
• Whether it remains valid

Red flags

• POA does not authorize the proposed transaction
• Principal’s identity is unclear
• Authority has been revoked or is otherwise ineffective
• Property details do not match

Obtain legal advice before proceeding.

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9. Sanctioned Building Plan

What is it?

The sanctioned building plan is the plan approved by the competent planning authority.

MahaRERA materials recognize authenticated approvals, sanctioned plans and layout plans as important project-registration documents.

Why should a buyer check it?

Your flat, building, floors and project configuration should correspond to the approved development.

What should you verify?

Check:

• Building/wings
• Number of floors
• Unit configuration
• Carpet area where relevant
• Common areas
• Parking arrangement
• Amenities shown
• Project boundaries

Red flags

• Sales brochure shows features absent from approved plans
• Extra floors or structures appear unexplained
• Unit location differs
• Major deviations from approved configuration

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10. Commencement Certificate

What is it?

A Commencement Certificate (CC) is an approval from the competent authority permitting construction to commence, subject to the terms and extent stated in the certificate.

MahaRERA materials specifically refer to commencement certificates and sanctioned plans in connection with project registration and disclosures.

Why should a buyer check it?

It helps establish whether construction has been authorized and to what extent.

What should you verify?

Check:

• Issuing authority
• Project/building identification
• Date
• Permitted floors/stages
• Whether subsequent approvals/extensions exist
• Whether the CC corresponds to the building/wing being purchased

Red flags

• No CC where one should exist
• CC does not cover the relevant construction
• Sales team cannot explain approval stages
• Project information conflicts with the certificate

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11. Layout Approval / Development Permission

What is it?

This relates to approval of the development/layout of the property by the competent authority.

Why should a buyer check it?

It helps establish whether the proposed development corresponds with the approved layout.

What should you verify?

Check:

• Plot boundaries
• Internal roads
• Open spaces
• Building locations
• Amenity areas
• Reservation or planning-related markings where applicable

Red flags

• Marketing material shows land being used differently from approved plans
• Amenity/open-space claims do not correspond with approvals
• Plot boundaries are unclear

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12. NA Order / Land-Use Status, Where Applicable

What is it?

For land where non-agricultural use is relevant, buyers should verify the applicable land-use status and approvals rather than assuming that a plot marketed as “NA” automatically has every required development permission.

Why should a buyer check it?

NA status and development permission are not the same question.

A buyer should understand the actual permitted use and whether the proposed development is authorized.

What should you verify?

Check:

• Survey/Gat details
• Applicable land-use status
• NA order/permission where applicable
• Conditions attached to the order
• Development/layout permissions
• Whether the proposed use matches the approvals

Red flags

• Seller simply says “NA” without documents
• Survey details do not match
• Residential development is being marketed without corresponding approvals

This is particularly important when purchasing plots around the Pune metropolitan region.

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13. Completion Certificate

What is it?

A Completion Certificate relates to completion of construction in accordance with the applicable requirements and approved development.

Under the PMC’s published development regulations, the owner through the relevant professional submits a building completion certificate to the authority, accompanied by required plans/certifications.

Why should a buyer check it?

It is an important part of the completion process.

What should you verify?

Check:

• Building/project covered
• Issuing authority
• Date
• Approved versus completed development
• Whether relevant supporting certificates/NOCs were required

Red flags

• Project is being represented as complete but completion documentation is unavailable
• Completed construction materially differs from approved plans

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14. Occupancy Certificate

What is it?

An Occupancy Certificate (OC) is issued by the competent authority after the relevant inspection/compliance process.

PMC’s published regulations describe the authority’s process for issuing an occupancy certificate after considering the completion certificate and compliance with sanctioned plans.

Why should a buyer check it?

For a completed property, the OC is a key document relating to lawful occupation of the development.

What should you verify?

Check:

• Building/wing covered
• Date
• Issuing authority
• Whether the OC is partial or for the relevant completed portion
• Whether the unit/building you are buying is covered

Red flags

• “OC applied for” but possession is being represented as fully regularized
• OC covers a different building/wing
• Partial OC is represented as full-project OC

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15. Agreement for Sale

What is it?

The Agreement for Sale is the contract that sets out the terms between buyer and promoter for the purchase.

This document deserves careful attention because it governs important commercial and contractual matters.

MahaRERA’s materials note that under Section 13 of RERA, a promoter cannot accept more than 10% of the cost of an apartment without first entering into a written and registered Agreement for Sale.

What should you verify?

Pay particular attention to:

• Apartment/plot description
• Carpet area
• Total consideration
• Payment schedule
• Possession date
• Interest/default clauses
• Cancellation terms
• Taxes and charges
• Parking
• Amenities
• Maintenance
• Force majeure provisions
• Registration/stamp-duty provisions

Red flags

• Verbal promises missing from the agreement
• Material difference between quotation and agreement
• Unclear charges
• Pressure to sign without adequate review

Read the agreement before signing, not after.

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16. Sale Deed / Previous Sale Deeds

What is it?

For a resale property, previous registered documents help establish the chain of ownership.

Why should a buyer check it?

A resale seller must have the necessary legal rights to transfer the property.

What should you verify?

Check:

• Seller’s name
• Property description
• Area
• Flat/plot number
• Survey/CTS details
• Registration details
• Previous owners
• Restrictions or conditions

Red flags

• Seller is not the registered owner
• Missing prior deed
• Property description differs between documents
• Inherited property without appropriate supporting documentation

For inherited or disputed properties, obtain legal advice before proceeding.

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17. Index II

What is it?

Index II is a registration record associated with a registered document in Maharashtra.

It can be useful for cross-checking registration details such as parties, document details, property identification and registration information.

However, Index II should not be treated as a substitute for the complete registered deed or a comprehensive title investigation.

What should you verify?

Compare:

• Document number
• Registration date
• Sub-Registrar details
• Names of parties
• Property description
• Transaction/document type
• Other relevant particulars

Red flags

• Details don’t match the deed
• Property identification differs
• Party names are inconsistent
• Seller refuses to provide relevant registration documents

For formal legal due diligence, your advocate may require certified copies and additional registration searches.

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18. Society Registration / Share Certificate, Where Applicable

What is it?

For a resale flat in a cooperative housing society, society records can be important in addition to the registered property documents.

Why should a buyer check it?

You want to establish the seller’s relationship with the society and identify outstanding society-related matters.

What should you verify?

Depending on the property:

• Society registration details
• Share certificate
• Seller’s name
• Flat number
• Share numbers
• Society dues
• Transfer-related requirements
• Relevant society records

Red flags

• Seller’s name does not match society records
• Missing share certificate
• Significant unpaid dues
• Dispute concerning transfer

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19. Property Tax Receipts

What is it?

Property tax records show municipal/local-authority tax information applicable to the property.

Why should a buyer check it?

Outstanding dues can become an issue during a property transaction.

What should you verify?

Check:

• Property identification
• Owner details
• Tax period
• Paid/unpaid status
• Outstanding amount
• Any notices or discrepancies

For Pune and Pimpri-Chinchwad properties, check the relevant local authority records.

Red flags

• Large outstanding amount
• Property number mismatch
• Owner mismatch
• Unresolved tax notice

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20. Bank NOC / Loan Closure / Release Documents, Where Applicable

What is it?

If the property is mortgaged or has been financed by a bank or financial institution, documents relating to the loan and release of the lender’s interest may be important.

Why should a buyer check it?

You should understand whether any charge or lender interest remains over the property.

What should you verify?

Check:

• Lender name
• Loan status
• Outstanding amount
• NOC/release documentation
• Charge satisfaction/release records where applicable
• Whether the bank’s documentation matches the transaction

Red flags

• Seller says “loan will be closed later” without a clear mechanism
• No lender documentation
• Outstanding dues are unclear
• Charge/release is not properly addressed

A lawyer should review the transaction structure where a mortgage is involved.

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New Project vs Resale vs Plot: Which Documents Matter Most?

Not every buyer needs to collect the same set of documents.

Property Type	Documents Requiring Particular Attention
New under-construction project	MahaRERA, title documents, legal title report, sanctioned plan, CC, layout approvals, Agreement for Sale
Ready-to-move project	MahaRERA, title, sanctioned plans, CC, Completion Certificate, OC, Agreement/Sale documentation
Resale flat	Previous sale deeds, Index II, title chain, society records, share certificate, property tax, loan/release documents
Plot	Title, 7/12 or Property Card as applicable, mutation/Ferfar, search report, NA/land-use status where applicable, layout/development permissions
Redevelopment property	Title, development agreement, POA where applicable, society/redevelopment documentation, approvals, sanctioned plans, MahaRERA where applicable

The important point is not to collect documents mechanically.

The objective is to establish ownership, authority, approvals, contractual rights and absence of unresolved issues relevant to the particular transaction.

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How to Verify a Property on MahaRERA

For a RERA-applicable project, MahaRERA should be one of the first places you check.

The official MahaRERA project-search facility allows users to search registered projects using the project name or MahaRERA registration number, among other filters.

Step 1: Obtain the MahaRERA number

Ask the promoter or sales representative for the project’s MahaRERA registration number.

Step 2: Search the project

Use the official MahaRERA project-search facility.

Step 3: Match the project identity

Check:

• Project name
• Promoter
• Location
• Project phase
• Relevant building/wing

Step 4: Review disclosed information

Where available, review project information and uploaded documents relevant to the transaction.

Step 5: Compare it with the sales material

Don’t compare only the project name.

Compare:

Brochure → Quotation → Agreement → MahaRERA information → Approved plans

Step 6: Check complaints/orders where relevant

MahaRERA also maintains a public complaints-search facility that allows searches by project name, project registration number and other fields.

This does not mean that the existence of a complaint automatically makes a project unsuitable. Instead, it gives the buyer another source of information to investigate.

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10 Red Flags Before Paying a Booking Amount

Before transferring a substantial amount, stop and investigate if you encounter any of these situations.

1. Names don’t match

The promoter, landowner, seller or document names do not correspond.

2. Survey/CTS/Gat numbers don’t match

A small-looking numbering discrepancy can identify a completely different parcel.

3. The title chain is incomplete

The seller cannot provide relevant previous documents.

4. The project information doesn’t match MahaRERA

The building, phase, promoter or possession information differs materially.

5. Approvals are “coming soon”

A buyer should understand exactly which approval exists and which remains pending.

6. A partial OC is presented as full OC

Check exactly which building or portion the certificate covers.

7. Verbal promises are not documented

If something is important to your purchase decision, make sure the appropriate contractual/documentary record reflects it.

8. You are pressured to pay immediately

A limited-period commercial offer should not replace proper document verification.

9. A bank loan is presented as proof that everything is legally perfect

Bank due diligence and your independent legal due diligence are not necessarily identical.

10. You are asked to sign without adequate time to review

A property purchase is a significant transaction. You should understand what you are signing.

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15 Questions to Ask the Builder or Seller Before Booking

Before making a commitment, ask:

1. What is the exact MahaRERA registration number?
2. Who is the legal owner of the land?
3. Who is the promoter/developer?
4. Can I review the legal title report?
5. Can I review the relevant title documents?
6. What is the survey/Gat/CTS number?
7. Can I see the sanctioned plan?
8. What commencement certificate has been obtained?
9. What is the approved development/layout?
10. What is the contractual possession date?
11. What completion/occupancy documentation is available for a completed project?
12. Are there any mortgages, charges or lender interests?
13. Are there any pending disputes or litigation relevant to the property/project?
14. What exactly is included in the quoted price?
15. Which promises or amenities will be recorded in the Agreement for Sale?

For a resale property, also ask:

• Can I see the seller’s registered purchase deed?
• Is the society share certificate available?
• Are society dues paid?
• Are property taxes paid?
• Is there any outstanding home loan?
• Are all co-owners joining the transaction?

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When Should You Hire a Property Lawyer?

Independent legal verification is especially useful when:

• The property value is substantial
• You are buying a resale property
• The property has an inheritance history
• There are multiple owners
• The property is being sold through a Power of Attorney
• Land and development rights are separated
• The project involves redevelopment
• There is an existing mortgage
• The title chain is complicated
• There are litigation or encumbrance concerns
• You are purchasing a plot
• The property is being sold under unusual contractual arrangements

A property lawyer can examine documents together rather than viewing each document in isolation.

That distinction matters.

A 7/12 may look correct.

A sale deed may look correct.

An Index II may match.

But the relationship between those documents is what can reveal whether the overall title and transaction make sense.

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10 Common Mistakes Buyers Make

1. Relying only on the brochure

A brochure is a marketing document. It is not a substitute for approved plans and legal documents.

2. Checking MahaRERA and stopping there

MahaRERA is an important verification source, but it does not replace comprehensive legal due diligence.

3. Assuming bank approval means complete legal verification

A bank’s internal assessment should not be treated as your only legal review.

4. Not reading the Agreement for Sale

The agreement contains contractual terms that can materially affect the buyer.

5. Ignoring the title chain

Ownership should be investigated, particularly for resale and land transactions.

6. Not checking sanctioned plans

The property being sold should correspond to the approved development.

7. Treating 7/12 as a complete title certificate

A land record is one part of the overall verification process.

8. Ignoring society records in resale transactions

Society documentation can provide important additional information.

9. Accepting verbal assurances

Important commitments should be properly documented.

10. Paying before checking documents

The safest workflow is to understand the documentation before committing substantial funds.

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Final Property Document Checklist for Pune Buyers

Before proceeding, use this simple checklist.

Ownership & Title

☐ Title documents received
☐ Title chain reviewed
☐ 7/12 / Property Card checked where applicable
☐ Mutation/Ferfar checked where applicable
☐ Title/search report reviewed
☐ Encumbrances/charges investigated

Project & Approvals

☐ MahaRERA details verified where applicable
☐ Sanctioned plan checked
☐ Commencement Certificate checked
☐ Layout/development approval checked
☐ NA/land-use status checked where applicable
☐ Completion Certificate checked where applicable
☐ Occupancy Certificate checked where applicable

Transaction

☐ Agreement for Sale reviewed
☐ Previous sale deeds checked for resale
☐ Index II cross-checked
☐ Society records checked where applicable
☐ Property tax dues checked
☐ Bank NOC/release documents checked where applicable

Final Review

☐ Document received
☐ Document verified
☐ Details matched
☐ No obvious discrepancy
☐ Advocate reviewed where required
☐ Buyer satisfied before payment

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Frequently Asked Questions

What documents should I check before buying a flat in Pune?

At minimum, the relevant title documents, MahaRERA information where applicable, sanctioned plans, commencement approvals, Agreement for Sale, and completion/occupancy documentation for completed projects should be considered. For resale properties, previous sale deeds, Index II, society records, tax records and loan/release documents may also be important.

The exact checklist depends on the property.

Is MahaRERA registration enough to buy a property safely?

No.

MahaRERA registration is an important source of project information, but it should not be treated as a substitute for independent title, approval, contractual and property-specific due diligence.

What is a 7/12 extract?

A 7/12 extract is a Maharashtra land record containing information relating to an applicable land parcel. The state’s Land Records Department provides online 7/12 services.

It is useful for verification but should not be treated as a complete title investigation.

What is an Index II?

Index II is a registration-related record associated with a registered property document in Maharashtra. It can help buyers cross-check registration particulars, but it is not a replacement for the complete registered deed or comprehensive title due diligence.

What is a Property Card?

A Property Card is a property record maintained for applicable city-survey properties. Maharashtra’s Land Records Department provides an online Property Card service.

What is an Occupancy Certificate?

An Occupancy Certificate is issued by the competent authority following the applicable completion and inspection/compliance process. It is an important document for completed development and occupation.

Is a Completion Certificate the same as an Occupancy Certificate?

No.

They are related but distinct documents. Under PMC’s published development regulations, a building completion certificate is submitted as part of the completion process, while the authority issues or refuses an occupancy certificate after considering the relevant compliance.

What documents should I check for a resale flat?

For a resale flat, pay particular attention to:

• Seller’s registered purchase deed
• Previous title documents
• Index II
• Society share certificate, where applicable
• Society dues
• Property tax records
• Existing loan/release documents
• Title/search report
• Relevant identity and ownership documents

What documents should I check before buying an NA plot?

Depending on the transaction, examine title documents, 7/12 or Property Card, mutation/Ferfar records, title/search report, applicable NA/land-use documentation, layout/development approvals, access/road documentation and any relevant planning permissions.

A plot marketed as “NA” should not be assumed to have every development approval required for the proposed use.

Should I hire a property lawyer before booking?

For a significant purchase, independent legal review before committing substantial money can be valuable. It becomes particularly important where title, inheritance, multiple owners, redevelopment, land, Power of Attorney, mortgage or litigation issues are involved.

Can a bank-approved property still have legal issues?

Yes, potentially.

A bank’s due-diligence process is not necessarily identical to the buyer’s complete legal and commercial review. Buyers should understand the scope of the lender’s checks and undertake their own appropriate verification.

What should I check before paying a booking amount?

At a minimum, understand the property’s ownership/title position, relevant project registration and approvals, unit/project details, major commercial terms and the documentation supporting the transaction.

Do not let urgency replace due diligence.

Do I need to check all 20 documents for every property?

No.

This article is a comprehensive checklist, not a statement that every document applies to every transaction.

A new apartment, resale flat, plot, villa and redevelopment property can require different documentation.

Can I verify Maharashtra land records online?

Yes. The Maharashtra Land Records Department provides online services for 7/12, 8A, Property Card and Ferfar records, along with other land-record services.

For documents required for formal legal purposes, check whether a digitally signed or certified version is appropriate for your specific purpose.

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The Bottom Line

Buying property in Pune should not be reduced to:

“Is the location good?”

or

“Is the price right?”

A better question is:

“Can I independently verify what I am being offered?”

The strongest property-buying process combines four types of checks:

Title + Approvals + Contract + Property Records

For a new project, this may mean examining MahaRERA disclosures, title documents, sanctioned plans, commencement approvals and the Agreement for Sale.

For a resale property, it may mean going deeper into the seller’s title chain, previous registered documents, Index II, society records, tax records and loan-release documentation.

For a plot, land records, title, land-use status and development permissions become particularly important.

At VJ Real Estate, our approach is simple:

Understand → Shortlist → Verify → Compare → Decide

The objective is not simply to find a property.

It is to help you understand the property before you make one of the biggest financial commitments of your life.

Before you book. Before you sign. Before you pay — verify.

Disclaimer: This article is for general buyer education and does not constitute legal advice. Property documentation and approval requirements can vary based on the property’s location, ownership structure, development type and transaction. Buyers should obtain independent legal and professional advice for their specific transaction.

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