Ultimate Mumbai Property Buying Checklist 2026: 30 Legal & Financial Checks Before You Sign
By DHC Realty Research Team | May 22, 2026 | 11 min read | Mumbai, India
One missed document check can cost you crores in Mumbai real estate — this 30-point checklist protects your investment
Mumbai is India's most expensive real estate market. A 2 BHK in Andheri costs ₹1.5–2 crore. A flat in Worli can cost ₹10 crore. Yet thousands of buyers in this city sign agreements every month without completing basic document checks — and discover the problem only years later when they try to resell or when a dispute surfaces. A building may look complete and people may be living in it — yet still lack an Occupancy Certificate. A seller may appear to own the flat — yet have an active bank loan against it. This 30-point checklist covers every legal and financial check you must complete before paying a single rupee beyond the token amount on any Mumbai property in 2026.
| 30 Checks in This Guide | ₹0 Pay Before These Checks | 15 yrs Title History to Verify | 45 days Register After Agreement |
📋 How to Use This Checklist
The checklist is divided into 5 sections: Title & Ownership (1–6), Government Approvals (7–13), Financial & Legal Dues (14–20), Area & Flat-Specific (21–25), and Final Registration (26–30). Complete all checks before paying any amount beyond a refundable token. Many reputable developers and sellers will share these documents early — if a seller refuses to share documents before payment, treat that as a red flag.
Section A: Title & Ownership Verification (Checks 1–6)
Title verification is the foundation of every property purchase. A clear title means the seller legally owns the property and has the right to sell it. A disputed title means years of court battles — even after you have paid in full and are living in the flat.
| ✓ | Check | What to Look For |
| 1 | Title Deed / Sale Deed | Seller's name must match the registered owner. Title must be free from disputes. Get a lawyer to verify the chain of ownership. |
| 2 | 30-Year Title Search Report | Get a property lawyer to conduct a 30-year title search (minimum 15 years). This reveals any past disputes, loans, or unclear ownership transfers. Cost: ₹2,000–5,000. Worth every rupee. |
| 3 | Property Card / 7/12 Extract | Available from City Survey / Tehsildar office or online through Maharashtra's records portal. Confirms land ownership and usage type. In Mumbai, the Property Card is more relevant than a 7/12 extract. |
| 4 | Index II — IGR Maharashtra | Index II is the government's summary of every registered property transaction. Search on igrmaharashtra.gov.in to verify the seller's past transactions and confirm the deed was actually registered. |
| 5 | Power of Attorney (if applicable) | If a relative, agent, or attorney is signing on behalf of the seller — insist on seeing a valid registered PoA. Never accept verbal explanations or unregistered PoA documents. |
| 6 | Land Use / NA Certificate | Confirm the land is designated for residential use. Agricultural land must have a Non-Agricultural (NA) order before residential construction is legal. Especially important for peripheral areas like Navi Mumbai, Dombivli, and Panvel. |
Section B: Government Approvals & RERA (Checks 7–13)
A building may look complete, people may be living in it, and the developer may be highly reputed — yet the building may still lack critical government approvals. Without these, you may face problems with utilities, resale, and legal occupation.
| ✓ | Check | What to Look For |
| 7 | MahaRERA Registration ⭐ Critical | Verify on maharera.mahaonline.gov.in. Check the RERA number, possession date, carpet area, and any complaint history. Never pay beyond token without a valid RERA registration number. For resale, verify the project was RERA-registered. |
| 8 | Occupancy Certificate (OC) ⭐ Critical | Issued by BMC after inspecting the completed building. Without OC, the building is technically illegal to occupy. You will face issues with electricity, water connections, and resale. For ready flats: demand the OC before any payment. For under-construction: confirm the expected date. |
| 9 | Commencement Certificate (CC) | CC is issued by BMC before construction begins. It confirms the building plan was legally approved. Construction without CC is illegal. Ask to see this document for any under-construction project before booking. |
| 10 | Approved Building Plan | The approved plan (stamped by BMC/municipal authority) shows the legal layout. Compare it to the actual building. Deviations — extra floors, changed layouts — can invite demolition notices or penalties. Especially important in dense Mumbai localities. |
| 11 | Environmental & CRZ Clearance | Projects near the sea, mangroves, or protected zones need CRZ (Coastal Regulation Zone) and environmental clearances. Missing clearances have led to demolition orders in Mumbai. Ask specifically if the project is within 500m of the coast. |
| 12 | Fire Safety Certificate | Mandatory for high-rise buildings in Mumbai. Confirms the building meets fire safety standards. Ask for the fire NOC from the developer. Without it, the building is non-compliant and insurance claims may be invalid. |
| 13 | Developer RERA Complaint History | On MahaRERA portal, check the developer's name for all past projects and complaints. Multiple delays or unresolved complaints are a serious red flag. Avoid developers with a pattern of RERA violations. |
"A building is technically illegal to occupy without an Occupancy Certificate — even if it is complete and people are already living there. It is one of the most overlooked documents in Mumbai real estate, and one of the most important."
— Mumbai Property Legal Expert, April 2026Section C: Financial & Legal Dues (Checks 14–20)
Even when ownership is clear, a property may carry hidden financial liabilities. An active bank loan, unpaid society dues, or outstanding property tax can become your problem once you register — because legal ownership transfers with all its baggage.
| ✓ | Check | What to Look For |
| 14 | Encumbrance Certificate (EC) ⭐ | Available from the Sub-Registrar's office or online via IGR Maharashtra portal. Shows all loans, mortgages, and legal claims against the property. A clean EC covering the last 15 years is essential. Any active loan must be cleared before you register. |
| 15 | Loan Closure Certificate | If the seller previously had a home loan, demand the bank's loan closure certificate. If the loan is still active, the bank holds the original documents and the flat is technically still mortgaged. Coordinate the sale through the bank's NOC process. |
| 16 | Property Tax Receipts | Verify that all property taxes to date are paid. Unpaid taxes become the new owner's liability. Ask for the latest receipt and check for any pending dues on the BMC portal online. |
| 17 | Society NOC (Resale Flats) | For resale flats, the housing society must issue a No Objection Certificate confirming no dues are outstanding, the seller is a valid member, and the society has no objection to the sale. Without this, you cannot register or join the society. |
| 18 | Society Maintenance Dues | Check if the seller has any outstanding maintenance, repair fund, sinking fund, or internal society penalty dues. If unpaid, these become your problem post-registration. Insist on cleared dues as a condition of the sale. |
| 19 | Electricity & Water Bills | Ask for the last 6 months of electricity and water bills. Verify no outstanding dues. Also confirm the electricity connection is in the seller's name — not an illegal sub-connection from another unit. |
| 20 | Litigation / Court Case Search | Ask your lawyer to check if the property or the seller is involved in any ongoing court cases. Even a seemingly minor old dispute can freeze the property's title for years. Court search + title search together form the strongest legal protection. |
Section D: Area, Flat & Agreement Checks (Checks 21–25)
| ✓ | Check | What to Look For |
| 21 | Carpet Area — RERA Verified | Confirm the exact carpet area in sqft on MahaRERA portal. The carpet area in your agreement must match the RERA registration exactly. Any discrepancy at possession entitles you to a refund. |
| 22 | Floor Plan vs Actual Construction | Compare the approved floor plan with the actual flat layout. Check room dimensions, wall positions, and balcony size. Any deviation from the sanctioned plan is illegal and can complicate future resale. |
| 23 | Parking Allotment in Writing | Parking must be clearly mentioned in the sale agreement with the specific slot number. Verbal parking promises are unenforceable. In Mumbai, a flat without parking is significantly harder to resell. |
| 24 | All Promises in Agreement | Every verbal promise — amenities, specifications, fittings, possession date, penalty clause — must appear in the Builder-Buyer Agreement. If it is not in writing, it does not legally exist. Review the agreement clause by clause with your lawyer. |
| 25 | Possession Date & Delay Penalty | The RERA-declared possession date must be in the agreement. Under RERA, if the developer delays beyond this date, they owe you interest at MCLR + 2% on your paid amount for every month of delay. Confirm this clause is in your agreement. |
Section E: Registration & Post-Purchase (Checks 26–30)
| ✓ | Check | What to Look For |
| 26 | Stamp Duty Payment | Pay stamp duty (5% male / 4% female + 1% metro cess) via GRAS portal before registration. Always based on the higher of agreement value or Ready Reckoner rate. Keep the challan — it is needed for future resale. |
| 27 | TDS Deduction (Above ₹50 Lakh) | Deduct 1% TDS on properties above ₹50 lakh. Pay via TIN-NSDL using Form 26QB. Get Form 16B TDS certificate. Sub-Registrar will not process registration without this for above-₹50L properties. |
| 28 | Registered Sale Deed | Must be registered at the Sub-Registrar's Office within 4 months of signing. Both buyer and seller (+ 2 witnesses) must be physically present. Without registration, ownership is legally incomplete regardless of payment made. |
| 29 | Share Certificate Transfer | For cooperative housing societies, after registration the share certificate must be transferred to your name. This confirms you are a registered member of the society — essential for future resale, renovations, and society voting rights. |
| 30 | Update All Service Providers | After registration, update electricity connection, water connection, property tax records, society membership, and bank records in your name. Each service provider needs: registered deed + last paid bill + society NOC + Aadhaar. Do this within 30 days of registration. |
⚠ 5 Biggest Mistakes Mumbai Buyers Make — And How to Avoid Them
1. Paying booking amount before document checks — The correct order: verify documents first, THEN pay. Most reputable sellers share documents before payment. If a seller refuses, walk away.
2. Not hiring an independent lawyer — Never rely solely on the developer's lawyer or the seller's lawyer. Hire your own independent property advocate. Fee: ₹5,000–₹25,000. Worth every rupee on a ₹crore transaction.
3. Skipping the Occupancy Certificate check — The most commonly missed document. A building without OC is technically illegal. Always ask: "Has the OC been issued?"
4. Not registering within 4 months — Delaying registration beyond 4 months attracts penalties. Do not delay this final step regardless of how trusted the seller is.
5. Accepting verbal commitments — Parking, possession date, amenities, penalties — if it is not in the written, signed, registered agreement, it does not legally exist. Insist on everything in writing.
30-Point Quick Reference — Save or Print This
Section A — Title & Ownership ☐ 1. Title Deed / Sale Deed ☐ 2. 30-Year Title Search Report ☐ 3. Property Card / 7/12 Extract ☐ 4. Index II — IGR Maharashtra ☐ 5. Power of Attorney (if any) ☐ 6. Land Use / NA Certificate Section B — Govt. Approvals ☐ 7. MahaRERA Registration ⭐ ☐ 8. Occupancy Certificate (OC) ⭐ ☐ 9. Commencement Certificate (CC) ☐ 10. Approved Building Plan ☐ 11. Environmental / CRZ Clearance ☐ 12. Fire Safety Certificate ☐ 13. Developer Complaint History Section C — Financial & Legal ☐ 14. Encumbrance Certificate ⭐ ☐ 15. Loan Closure Certificate ☐ 16. Property Tax Receipts ☐ 17. Society NOC ☐ 18. Society Maintenance Dues ☐ 19. Electricity & Water Bills ☐ 20. Court Case / Litigation Search | Section D — Area & Agreement ☐ 21. Carpet Area — RERA Verified ☐ 22. Floor Plan vs Actual Layout ☐ 23. Parking in Writing ☐ 24. All Promises in Agreement ☐ 25. Possession Date & Penalty Clause Section E — Registration ☐ 26. Stamp Duty Paid (GRAS) ☐ 27. TDS Paid — Form 26QB ☐ 28. Sale Deed Registered (SRO) ☐ 29. Share Certificate Transferred ☐ 30. All Service Providers Updated ⭐ Never Skip These 3 7 — MahaRERA Verification 8 — Occupancy Certificate 14 — Encumbrance Certificate |
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