Cost Calculations and Checklists
Resale flat documents checklist India: what to collect before token, agreement and registration
The documents to check when buying a resale flat in India: title chain, encumbrance certificate, OC, society NOC and share certificate, tax receipts, loan closure, and when to ask for each.
Before paying a token for a resale flat in India, see the seller's registered sale deed and the chain of earlier title deeds, check the seller's identity and PAN, and look up the circle rate value. Before signing the agreement, get an encumbrance certificate, the occupancy or completion certificate, the society share certificate and NOC, and up-to-date property tax, maintenance and utility receipts. If the seller still has a home loan, also get the lender's outstanding letter. At registration you need the original documents, identity proofs, PAN cards, photographs, the stamp duty payment and your TDS plan. The tables below tell you what each document proves and what a problem looks like.
Use the interactive resale flat purchase checklist to tick items off as you go.
Stage 1: before you pay a token
| Document | What it proves | Red flag |
|---|---|---|
| Seller's registered sale deed (or conveyance, gift, partition deed) | How the seller became owner | Unregistered agreement only; deed in someone else's name |
| Chain of previous deeds | Unbroken title back over the years; many advocates trace about 30 years | Gaps; power of attorney sales; deeds missing |
| Seller's ID, PAN and Aadhaar-PAN link | The person in front of you is the owner; TDS can be deposited | Mismatched names; inoperative PAN |
| List of all owners and heirs | Everyone with a share signs | One co-owner abroad or unwilling; deceased owner with no succession papers |
| Circle rate value | The value for stamp duty and tax | Price far below it; see the circle rate guide |
Keep the token small and pay it by bank transfer against a short receipt that names the flat, the price, the time to complete and the refund terms if the title fails.
Stage 2: before the agreement for sale
| Document | Where it comes from | What to check |
|---|---|---|
| Encumbrance certificate (EC) | Sub-registrar's office or the state online portal | Mortgages, sales or other charges recorded and whether they were released |
| Occupancy certificate (OC) / completion certificate (CC) | Municipal corporation or development authority, via the seller or society | That the building was completed as approved; buildings without OC face penalties and loan difficulty |
| Approved building plan | Local authority | Your floor and flat exist in the plan; no unauthorised extension |
| Society share certificate | Housing society | Name of the seller; number of shares; transfers recorded |
| Society NOC for sale | Society managing committee | No dues; any transfer premium and conditions |
| Property tax receipts and mutation extract | Municipal body | Paid up to date; property recorded in the seller's name |
| Electricity and water bills, gas connection | Utilities | No arrears; connection in the seller's name |
| Seller's loan statement and lender letter | Seller's bank or HFC | Outstanding balance; procedure and date for releasing originals |
| Land records for independent houses or plots | Revenue department (for example 7/12 extract, RTC or patta) | Name, area, land use, mutation entries, any government reservation |
The title verification and encumbrance guide explains how to read an EC and what an advocate's title report should cover.
Stage 3: registration day
Bring, or confirm the other side will bring:
- Original title deeds of the seller, or the lender's arrangement to hand them over against payment
- Stamp duty payment proof (e-stamp certificate or e-challan) and the registration fee receipt
- Identity proofs and PAN of all buyers and sellers, and passport photographs as required by the sub-registrar
- Two witnesses with identity proof
- Power of attorney, registered or consularly attested where required, if anyone is signing on another's behalf
- TDS proof if a payment was made before registration, or the arrangement for the final payment
- Society NOC and the possession letter
Registration is done before the sub-registrar with biometrics and photographs of executants. Check the scanned copy and any index entry for spelling mistakes in names, area and survey numbers before you leave.
Stage 4: after registration
- Collect the registered deed, which is usually returned the same day or soon after.
- Apply to the society for transfer of the share certificate and membership, with the transfer fee.
- Apply for mutation or khata transfer in the municipal or revenue records.
- Transfer utilities into your name.
- Update the property tax account.
- Store everything together: title chain, EC, OC, deed, stamp and fee receipts, TDS certificate, brokerage invoice. You need them for loans, tax and any future sale. The costs involved are listed in hidden transfer costs.
Costs linked to the checklist
| Item | Typical cost basis |
|---|---|
| Title search and report | Advocate's flat fee, agreed upfront |
| Encumbrance certificate | Small statutory fee; online in many states |
| Certified copies of old deeds | Fee per page or per document at the sub-registrar |
| Society transfer | Fee and premium under the society's bye-laws |
| Mutation | Municipal or revenue fee |
Budget these with the larger items in the total cost worked example.
FAQ
How many years of encumbrance certificate should I get?
Many lenders and advocates ask for 13 to 30 years. Longer is safer, especially for older buildings or land.
The seller has lost the original deed. Can I still buy?
Possibly, with a certified copy from the sub-registrar, a police complaint for the lost original, a public notice in newspapers and an indemnity. Lenders may still refuse. Take an advocate's advice before paying.
Do I need an OC for a resale flat?
Not legally for the transfer itself. But a building without an occupancy certificate may face regularisation charges, and some lenders will not finance it.
What if the society refuses an NOC?
Many states' co-operative laws do not allow a society to block a sale without valid reasons. Ask for the refusal in writing, and approach the registrar of co-operative societies if needed.
Sources
- IGR Maharashtra — search registered documents and encumbrance in Maharashtra
- Kaveri Online Services, Karnataka — encumbrance certificates in Karnataka
- TNREGINET — encumbrance certificates in Tamil Nadu
- Department of Land Resources — land records digitisation and state links
- See also the total cost of buying a flat and the mistakes guide
