Verify the Title Deed and Ownership History
Before anything else, confirm who legally owns the property and has the right to sell it. Ask for the 'Mother Deed' or parent document to trace the chain of ownership. This history should be clear and unbroken. A Title Search Report, typically conducted
by a lawyer for the last 30 years, will examine the property's history for any disputes, mortgages, or conflicting claims. This step is crucial to ensure the seller has a free and marketable title. For resale flats, also demand the Society Share Certificate, which must be transferred to your name upon purchase.
Confirm RERA Registration and Builder Reputation
For any under-construction or newly launched project, verifying its status on the Maharashtra Real Estate Regulatory Authority (MahaRERA) website is mandatory. A valid RERA registration provides a layer of protection, ensuring transparency in project details like approved plans, completion dates, and carpet area. Do not rely solely on the developer's brochure. Visit maharera.maharashtra.gov.in to check the project's legal deadlines, promoter details, and any registered complaints. A builder's track record of delivering projects on time and as promised is just as important as the paperwork.
Scrutinise All Building Approvals
A developer needs a host of approvals to legally construct a building. The two most critical for a homebuyer are the Commencement Certificate (CC) and the Occupancy Certificate (OC). The CC is issued by the local municipality, like the BMC, allowing the builder to start construction. The OC, however, is the final word. It certifies that the building is complete, compliant with all safety norms, and is legally fit for habitation. Never take possession of a flat without a valid OC; doing so can lead to penalties, difficulty securing utility connections, and major issues during resale.
Check for Encumbrances and Liens
You must ensure the property is free from any financial or legal burdens. An Encumbrance Certificate (EC) is a key document that confirms the property has no pending loans, mortgages, or legal dues. This certificate details all the transactions related to the property for a specific period. Also, check the latest property tax receipts and utility bills (electricity, water) to ensure the previous owner has cleared all payments. Any outstanding dues could become your liability after the purchase. For resale properties, a No-Objection Certificate (NOC) from the housing society is essential to confirm there are no pending maintenance fees.
Understand the True Total Cost
The sticker price of a flat is just the beginning. The total outflow is significantly higher, and you must budget for it to avoid financial stress. The primary additional costs are Stamp Duty and Registration Charges. As of 2026 in Mumbai, stamp duty is around 6% for male buyers and 5% for female buyers, which includes a 1% metro cess. Registration charges are 1% of the property value, capped at ₹30,000 for properties over ₹30 lakh. For under-construction properties, GST is also applicable. Other costs can include loan processing fees, society transfer charges (for resale), and legal fees.
Differentiate Carpet Area from Super Built-up Area
Developers often use 'super built-up area' in marketing materials, which includes common spaces like lobbies and stairs. This number can be 30-50% larger than the actual usable space inside your apartment. Under RERA, it is mandatory for developers to sell flats based on 'carpet area' — the space within the four walls of your home. Always base your calculations and comparisons on the RERA-registered carpet area. Ask the developer for this specific number and ensure it is clearly mentioned in your sale agreement to avoid being misled on the actual size of your home.
