Estate Planning Advice
An estate planning lawyer helps you plan how your property and savings pass to your family – wills, private trusts, nominations and gifts – and avoid disputes later.
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Property Title Verification & Legal Due Diligence
Property title verification before you pay – our lawyers check ownership history, encumbrances and approvals and give you a clear title report.
- 5–7 working days after documents
- 30-year title chain review
- Encumbrance & approval check
- Written title report
Why title verification is essential
Property fraud, unresolved family claims, undisclosed loans and missing approvals are common reasons buyers lose money. A title search by a lawyer before you pay an advance – and certainly before the sale deed – tells you whether the seller can legally sell and whether anyone else may have a claim. Banks also insist on a legal opinion before approving home loans.
What we check
- Ownership chain – how the property came to the seller, ideally over the last 30 years
- Encumbrances – mortgages, liens, attachments and pending litigation
- Revenue and municipal records – mutation, khata/patta, survey numbers and property tax
- Identity and capacity of sellers – including all legal heirs for inherited property
- Approvals – layout and building plan sanctions, occupancy certificate, conversion orders for land
- RERA registration and builder documents for new projects
- Restrictions – government acquisition, land ceiling, tenancy or other prohibitions
Documents to collect from the seller
| Document | Why it matters |
|---|---|
| Current title deed and earlier deeds | Shows how ownership passed to the seller |
| Encumbrance certificate | Shows registered mortgages, sales and other transactions |
| Mutation, khata or patta | Shows the owner in revenue and municipal records |
| Property tax receipts | Confirms there are no dues |
| Approved plan and occupancy or completion certificate | Confirms the building is lawfully built |
| Society NOC and share certificate | For flats in housing societies |
| Loan closure letter | If the property was mortgaged |
Red flags we look for
- Gaps or breaks in the chain of title
- Earlier transfers made only through a power of attorney or an unregistered agreement
- Differences in survey numbers, area or boundaries between documents
- Mortgages, attachments or pending court cases
- Missing building approvals, or construction beyond the approved plan
- Agricultural land used for other purposes without conversion
- Land acquisition or other government notices affecting the property
Special situations
- New and under-construction projects – check RERA registration, the builder's title to the land and project approvals.
- Resale flats – check the original builder agreement and the society's records as well as the seller's deed.
- Inherited property – make sure all legal heirs join in or have released their shares.
- NRI sellers – plan for higher TDS and verify any power of attorney used.
What you receive
A written title report summarising the documents reviewed, the chain of title, any defects or risks found, and our recommendations – including documents to ask the seller for before you proceed.
Once the title is clear, we can draft your sale agreement and advise on property registration.
Documents required for Property Title Verification
After you purchase, log in to My Account → My Services and upload each document below. Scanned copies or clear phone photos (PDF, JPG or PNG) are fine. Your files are stored privately and seen only by your assigned expert.
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Current title deed Sale deed / gift deed / partition deed of the seller Required
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Previous title documents Chain of ownership documents, ideally for the last 30 years Required
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Encumbrance certificate For the last 13–30 years, if available If applicable
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Property tax receipts and mutation records Khata, patta, possession certificate or revenue records Required
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Approved plan and occupancy certificate For flats and buildings If applicable
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Builder agreements and RERA registration For under-construction property If applicable
Property Title Verification process with Nevo Legal
Upload documents
Share the title documents you have from the seller.
Records search
We review chain documents and encumbrance records.
Gap analysis
Missing documents and risks are identified.
Title report
You receive a written report with recommendations.
What you get
- Written title verification report
- List of defects and missing documents
- Recommendations before payment or registration
- Call with the lawyer to discuss findings
Property Title Verification – frequently asked questions
How many years of title should be checked?
Ideally 30 years of ownership history, as this is generally accepted as establishing marketable title.
Is an encumbrance certificate enough?
No. An EC shows registered transactions only. Unregistered claims, family disputes and approval issues need a full legal review.
Do banks do their own title check?
Banks obtain their own legal opinion for loans, but it protects the bank. An independent review protects you as the buyer.
How long does a property title verification take?
Usually about a week after we receive the documents. It can take longer if records need to be searched at the sub-registrar or revenue offices.
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Not sure which service you need?
Speak to a Nevo Legal expert. We will understand your requirement and recommend the right legal route – no obligation.