Legal information notice: this article provides general information and isn't a substitute for advice from a qualified lawyer.
Before you buy a property, take a loan against it, or simply confirm your own title is clean, verifying ownership isn’t a single document check — it’s a small set of specific records that, together, tell you the true legal and financial status of the property. Here’s exactly what to check, and where to check it online.
Most states now offer online land record portals (commonly known as Bhulekh, Bhoomi, Dharani, or IGRS depending on the state) where you can search by survey/khasra number or owner name to see the recorded title holder, mutation status, and basic property details.
An EC — available online through your state’s registration/land records portal — lists every registered transaction on the property (sales, mortgages, liens, court attachments) over a period you specify, typically the last 13-30 years. Look specifically for a “Mortgage Deed” entry with no matching “Release Deed,” which signals an unresolved loan against the property.
Go to cersai.org.in and use the Public Search option (by asset/property details or the owner’s PAN) for a nominal fee (around ₹10) — this catches equitable mortgages (where a bank holds the original title deeds as security) that an EC can sometimes miss entirely.
If you’re buying from a builder or the property is under construction, check your state’s RERA (Real Estate Regulatory Authority) portal to confirm the project is registered and review the builder’s disclosed timelines, approvals, and any past complaints.
Most municipal corporations offer online property tax payment/search portals — confirm the name on recent tax receipts matches the claimed owner, and that dues are actually current, not in arrears.
Running both an Encumbrance Certificate search and a CERSAI search is genuinely important, not redundant — they catch different things. An EC is built from registered documents at the Sub-Registrar’s office, so it reliably shows registered mortgages, sales, and liens. But an equitable mortgage — where a borrower simply deposits their original title deeds with a bank as security, without a separately registered mortgage deed — often doesn’t show up on an EC at all, since no additional document was registered. CERSAI specifically exists to close this gap, since lenders are required to register equitable mortgages there regardless. Skipping either check leaves a real blind spot.
Mutation records deserve a specific caution: a mutation entry (updating revenue records to reflect a change in ownership) is an important administrative confirmation, but it is not conclusive proof of ownership on its own — Indian courts have repeatedly held that mutation records are maintained for revenue/tax purposes and don’t by themselves establish or transfer title. Always verify the underlying sale deed/title chain, not just the current mutation entry, especially for higher-value transactions.
If your due diligence turns up something concerning — an unreleased mortgage, a mismatch between the seller’s claimed name and the registered title, or missing mutation updates — treat this as a reason to pause and investigate further (or walk away from a purchase), not a technicality to work around. These gaps are exactly how property fraud and later disputes typically originate.
| Check | What It Reveals |
|---|---|
| State land records portal | Recorded title holder, survey details, mutation status |
| Encumbrance Certificate | Registered sales, mortgages, liens, court attachments |
| CERSAI search | Equitable mortgages an EC often misses |
| RERA portal | Builder/project registration, approvals, complaint history |
Land records and Encumbrance Certificates are available through your specific state’s land records/registration portal. Mortgage searches go through cersai.org.in. Builder project status goes through your state’s RERA portal.
Most state land record and EC searches carry a small government fee, typically a few hundred rupees at most. CERSAI searches cost around ₹10 each. RERA portal checks are generally free.
Yes — all of these checks are designed for direct, self-service use by any buyer or owner. A lawyer becomes valuable for interpreting what you find (particularly a complex encumbrance history or an unclear title chain) and for a full title-verification opinion before a high-value purchase.
Need professional legal help with this?
Find a Property Lawyer on VidyodayIf you’re specifically worried about a fraudulent registration or forged documents, see our guide on property registered using forged documents. If you’re facing a builder possession delay, our dedicated guide covers that separately.
Not entirely on its own — pair it with a CERSAI search (for equitable mortgages) and, ideally, a lawyer’s title search for higher-value transactions, since an EC alone can miss certain issues.
A period of at least 13-30 years is standard practice for a thorough check, since older undisclosed encumbrances can still affect current title in some circumstances.
This needs to be resolved and explained before proceeding — a minor spelling variation may be innocent, but any unexplained mismatch is worth investigating carefully before you commit to a transaction.
Yes — land records, EC, and CERSAI searches are generally accessible to the public, not restricted to the current owner, which is exactly what makes due diligence before a purchase possible.
Some states/regions are still catching up on digitization — in that case, you may need to visit the local Sub-Registrar’s or revenue office directly for the same records.
No — like mutation, it’s supporting evidence that the person is treated as the owner for tax purposes, but it isn’t conclusive proof of legal title on its own.
Ask the seller for proof the loan was actually closed and the security interest released — sometimes this is just an administrative delay in updating CERSAI, but it needs to be confirmed, not assumed.
For a significant purchase, yes — a formal title search and legal opinion adds a layer of professional scrutiny beyond what self-service online checks can catch, particularly around the validity of the full ownership chain.
This article is for general information only and does not constitute legal advice. Consult a property lawyer for a formal title verification before any significant property transaction.
