- Title search = lawyer-verified chain of ownership covering the last 30 years minimum.
- Five documents minimum: mother deed, latest sale deed, encumbrance certificate, property tax receipts, and khata/patta.
- Add: approved layout plan, building plan approval, and OC for apartment purchases.
- Cost: ₹15,000–₹50,000 for a lawyer in a Tier-1 city. Cheaper if skipped — ruinous if it goes wrong.
Why title search matters
Indian property records are fragmented across state Sub-Registrars, revenue offices, and municipal corporations. A clean-looking sale deed can still sit on top of a disputed title chain. Title search traces the property back through every registered transfer, surfacing claims that current sellers may not know about (or may know and not disclose).
The five-document checklist
(1) Mother deed — the earliest registered document showing how the property entered the chain. (2) Current seller’s sale deed — verifies they received valid title. (3) Encumbrance certificate (30-year, see separate guide). (4) Property tax receipts for last 3 years — establishes continuous possession. (5) Khata (Karnataka) or equivalent revenue record (Patta in Tamil Nadu, 7/12 extract in Maharashtra, Jamabandi in Haryana, Khasra in UP).
For apartments, add three more
Approved layout plan from the municipal corporation, approved building plan, and Occupancy Certificate (see OC vs CC guide). These three confirm the apartment you’re buying actually legally exists.
FAQs
Can I do a title search myself to save the lawyer fee?
Is title insurance available in India?
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