How to Verify Property Title in India: EC, Khata, Patta and What to Check Online

Unclear property titles are the single biggest source of real estate litigation in India. An estimated 30–40% of property disputes in Indian courts involve title defects that a basic pre-purchase check would have revealed. Yet most buyers sign booking forms before verifying anything.

Here is a systematic guide to title verification — what documents to check, where to get them, and the red flags that should make you walk away.

Why Title Verification Matters More Than You Think

Buying property with a defective title means you may not own what you paid for. Common title problems include:

• Property mortgaged to a bank without your knowledge
• Previous owner's legal heirs disputing the sale
• Government acquisition proceedings in progress
• Agricultural land converted for residential use without proper approval
• Benami ownership that triggers Prohibition of Benami Transactions Act proceedings

These defects can surface years after purchase — and remedies are expensive and slow.

Step 1: Encumbrance Certificate (EC)

The EC is the most important document in a title check. It shows every registered transaction on a property for a specified period — mortgages, sales, leases, court attachments — as recorded by the Sub-Registrar's office.

What to get: An EC for at least the last 30 years (some lawyers recommend 50+ years) Where: Sub-Registrar's office in the property's district, or online:

• Tamil Nadu: tnreginet.gov.in → EC search by survey number or document number
• Karnataka: kaveri.karnataka.gov.in → encumbrance section
• Andhra Pradesh / Telangana: registration.ap.gov.in / registration.telangana.gov.in
• Maharashtra: igrmaharashtra.gov.in
• Kerala: keralaregistration.gov.in

Red flags in EC:

• Mortgage (equitable or registered) that hasn't been released
• Any attachment or court order
• Gap years where no transactions were registered (can indicate informal transfers)
• Multiple sale deeds on the same property number

Step 2: Property Title Chain

Trace ownership continuously from the current seller backward, at minimum 30 years. Each sale should show a clear transfer from seller to buyer with registered sale deeds. You're looking for an unbroken chain.

Hire a property lawyer in the city to do this trace — fees are typically ₹5,000–₹30,000 for residential properties. For anything above ₹1 crore, this is non-negotiable.

Step 3: Khata (Karnataka) / Property Card / House Tax Receipt

Khata is a Karnataka Revenue Department record that identifies the property owner for taxation purposes. An A-Khata means the property is fully approved; a B-Khata means it's not yet regularised — typically indicating the building violates approved plans or is on converted land.

For Maharashtra: the 7/12 extract (for agricultural/converted land) and property card (for urban plots) serve similar purposes — available at mahabhulekh.maharashtra.gov.in

For Tamil Nadu: the Patta (revenue ownership record) and Chitta (land details) are available at eservices.tn.gov.in. A patta in the seller's name is important evidence, though not conclusive proof of title.

For Telangana: Dharani portal (dharani.telangana.gov.in) provides property pass books for agricultural and converted land.

Step 4: Approved Building Plan and Occupancy Certificate

For apartments, verify:

• Approved building plan: Issued by local body (BDA, BBMP, CMDA, HMDA etc.) — confirms the building is legally constructed
• Commencement Certificate: Allows construction to begin
• Occupancy Certificate (OC): Issued after construction — confirms the building meets approved plans and is fit for occupation

Without an OC, you cannot legally occupy an apartment, cannot get a water/electricity connection, and face risk of demolition notices. Demand the OC copy before signing anything.

Step 5: RERA Registration Check

For any project launched after May 2017, verify RERA registration on your state's RERA portal. The portal shows the builder's name, project details, approved floor plans, promised completion date, and any complaints filed against the project.

If a project's RERA registration shows "lapsed" or "cancelled," consider this a serious red flag.

Step 6: Check for Court Cases

Search the CERSAI (Central Registry of Securitisation Asset Reconstruction) website (cersai.org.in) for any registered charges against the property. Also check the National Consumer Disputes Redressal Commission (NCDRC) database for any builder-specific disputes.

For land disputes in the seller's name, a search on the relevant District Court's case management system can reveal pending suits.

Step 7: NOC from Housing Society (Resale Flats)

For resale apartments, get a No Objection Certificate from the Housing Society confirming:

• No outstanding maintenance dues
• No society charges or charges pending
• The seller is the registered member in the society's records

Without this, you inherit the previous owner's dues.

What a Property Lawyer Will Charge and Why It's Worth It

• Title search and legal opinion: ₹10,000–₹50,000
• Full conveyancing (drafting + registration): ₹20,000–₹1,00,000

For a ₹60 lakh property, spending ₹25,000 on legal verification is 0.04% of the transaction value. Skipping it to save money is the worst trade-off in real estate.

Practical Summary

Don't rely on the builder or seller's lawyer — hire your own. Get the EC for 30 years minimum. Verify the title chain shows unbroken ownership transfers. Check khata/patta/property card on the relevant state portal. For apartments, demand the Occupancy Certificate and RERA registration number. For resale flats, get the society NOC before paying any advance. Most of this can now be done online — the portals are imperfect but dramatically better than they were five years ago.