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Title Verification & Search Report in Maharashtra Real Estate


By NyayKart Legal Team – Experts in RERA, Property Law & Real Estate Compliance


Buying property in Maharashtra—whether a flat, plot, shop or commercial unit—requires extremely careful due diligence. The most important part of this due diligence is Title Verification. In Maharashtra, land records are complex because properties often pass through multiple owners, redevelopment projects are common, slum rehabilitation schemes exist, and different authorities control land (such as MHADA, SRA, Collector, MIDC, and Municipal Corporations).


A Title Verification & Search Report ensures that the property has a clear, marketable, litigation-free title. Even though MahaRERA requires builders to upload a Title Certificate, the Authority does not verify the accuracy of each document. Therefore, buyers must get an independent Title Search done before investing. This protects you from scams, defects, hidden mortgages, illegal constructions, co-owner disputes, and fraudulent sales.


What is Title Verification?

Title Verification is the legal process of checking whether:


  • The seller is the true and lawful owner of the property,

  • The seller has the right to sell,

  • The property is free from disputes,

  • There are no mortgages, attachments, government notices,

  • All records are valid, updated, and genuine, and

  • The title is marketable and transferable.


Title Verification examines all documents and land records for the past 30 to 60 years to ensure the property is legally safe.


Why Title Verification is Critical in Maharashtra

Maharashtra’s land structure is complicated because of the following:


  1. Multiple owners and past transactions

  2. Agricultural land converted into NA

  3. Redevelopment projects everywhere

  4. Slum Rehabilitation Authority (SRA) properties

  5. MHADA, Collector, and Government leasehold land

  6. CRZ-affected land in coastal cities

  7. Gunthewari and Gaothan land issues

  8. Multiple litigations in Mumbai and Pune

  9. Builder insolvency cases before NCLT


Because of these complexities, mistakes in title lead to severe financial loss. Proper Title Verification removes these risks.


Key Maharashtra-Specific Documents Required for Title Verification


1. 7/12 Extract

Used for rural areas; contains ownership, encumbrances, cultivation details, and mutation entries.

2. Property Card

Used in urban areas; contains CTS number, ownership, area, reservations, litigation entries.

3. Mutation Entries (Ferfar)

Shows changes in ownership such as sale, gift, inheritance, court order.

4. Index II

The main proof of a registered transaction between buyer and seller.

5. PR Card & CTS Extract

Important in Mumbai, Thane, Navi Mumbai, Pune.

6. NA Order

Checks whether agricultural land is converted to Non-Agricultural use.

7. Development Agreement (DA) + Registered Power of Attorney (POA)

Crucial in redevelopment and joint development (builder + landowner) projects.

8. Sanctioned Plans, IOD, CC, OC

Approved by local municipal authorities.

9. Title Certificate Uploaded on RERA

Builder must upload title-related documents on MahaRERA website.

What is a Search Report?

A Search Report is prepared by a real estate advocate after checking all ownership records for the last 30 to 60 years. It includes:


  • Complete chain of title

  • Encumbrance details (mortgages, loans, court orders)

  • Inheritance records

  • Litigation history

  • Government restrictions

  • Development permissions

  • RERA compliance

  • Final legal opinion

This report helps the buyer or bank determine if the property is safe to purchase.

Types of Searches Conducted in Maharashtra

1. Full Search (30–60 years)

For:

  • Sale / Purchase

  • Plot investment

  • Redevelopment

  • Commercial buying

  • Bank loan due diligence

The entire ownership history is verified.

2. Limited Search (12–15 years)

For:

  • Leave & Licence

  • Short-term leasing

  • Background checks

Only recent transactions and encumbrances are checked.

Step-by-Step Process of Title Verification in Maharashtra

Step 1: Collection of Base Documents

  • 7/12 / Property Card

  • CTS extract

  • FMB maps

  • Ferfar / Mutation entries

  • Survey records

Step 2: Sub-Registrar Office Search

  • Sale deeds

  • Gift deeds

  • Partition deeds

  • Lease deeds

  • Mortgage entries

  • Index II search

Step 3: Encumbrance Check

  • Bank loans

  • CERSAI search

  • Revenue attachments

  • Court attachment orders

  • Income Tax Act Section 281 notices

  • Property tax dues

Step 4: Litigation Check

Search in:

  • Bombay High Court

  • District Court

  • City Civil Court

  • Revenue Tribunal

  • Cooperative Court

  • Consumer Court

  • NCLT (builder insolvency)

  • MahaRERA

Step 5: Government Notifications Check

  • MRTP Act restrictions

  • DP reservations

  • Road widening

  • Green zones

  • CRZ (Coastal Regulation Zone)

  • Forest land notifications

  • Acquisition notices

Step 6: Development Rights Verification

Checks:

  • If developer has valid consent

  • Registered agreements

  • Available FSI under DCPR 2034

  • Premium paid to authorities

Step 7: Physical Site Inspection

To verify:

  • Actual possession

  • Boundaries

  • Encroachments

  • Illegal construction

Step 8: Cross-Check with MahaRERA Records

Verify:

  • Land title certificate

  • Approved plans

  • Encumbrances

  • Ownership details

  • Development rights

Step 9: Prepare Final Title Opinion

Advocate classifies title as:

  • Clear & Marketable

  • Partially Clear

  • Defective

  • Risky

  • Not Fit for Purchase

Common Title Defects Found in Maharashtra

  1. Breaks in the chain of title

  2. Unregistered family partitions

  3. Missing mutation entries

  4. Agricultural land sold without NA conversion

  5. Disputes among co-owners

  6. SRA land without proper approvals

  7. MHADA land sold without NOC

  8. Forest or CRZ violations

  9. DP road or reservation issues

  10. Builder insolvency (NCLT)

  11. Government acquisition notices

  12. Illegal POA or forged signatures

Any one of these defects can invalidate your ownership.


RERA Requirements for Title


Under Section 4(2)(l)(B) of RERA, the promoter must submit:


  • Title Certificate by advocate (10+ years experience)

  • 30-year Search Report

  • Declaration of encumbrances

  • Ownership documents


Under Section 18, if the title turns out to be defective, the builder must:


  • Refund the buyer’s full money

  • Pay interest

  • Pay compensation for losses

Conclusion

Title Verification is the single most important step before buying property in Maharashtra. The state’s land records are complex, and many properties involve redevelopment, multiple owners, SRA, MHADA, Collector issues, or government restrictions.

A professional Title Verification ensures that:


  • The seller is the true owner

  • The property is legally safe

  • No hidden loans or disputes exist

  • All approvals are valid

  • The investment is secure


For safe property buying in Maharashtra, never rely only on builder or RERA documents. Always obtain a professional Title Verification & Search Report.

NyayKart Can Help

NyayKart offers:

  • Full Title Verification (30–60 years)

  • Search Report & Legal Opinion

  • RERA compliance check

  • MHADA, SRA, Collector land verification

  • Bank loan due diligence

  • Development agreement checking


📞 Book your Title Verification today with NyayKart — Maharashtra’s trusted real estate legal experts.


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