How to Check if a Property is Genuine or Fake?
Buying property is one of the biggest financial decisions in life. Unfortunately, property scams and fake documents have become very common in India. Many innocent buyers lose their hard-earned money because they do not verify the authenticity of the property before making a deal. In this blog, we will explain step by step how to check if a property is genuine or fake, which documents you must verify, and important legal tips to stay safe. 🔹 Common Property Frauds in India Before learning how to check property genuineness, understand the types of fraud: Fake Property Documents (Forged Sale Deed, Power of Attorney). Double Sale (same property sold to multiple buyers). Benami Property (illegal ownership in someone else’s name). Encroached Land (builder selling disputed government/private land). No Proper Approvals (property built without RERA, municipal, or authority approval). 🔹 Step-by-Step Process to Verify Property Genuineness 1. Check Title Deed (Ownership Document) Ask for the original title deed. Ensure the seller’s name matches government records. Cross-check with the Sub-Registrar Office for authenticity. 2. Verify Encumbrance Certificate (EC) Obtain EC from the Sub-Registrar Office. It shows whether the property has any loan, mortgage, or legal dispute. A clean EC means the property is free from financial liabilities. 3. Inspect Property Tax Receipts & Bills Genuine property owners pay property tax regularly. Verify electricity bills, water bills, and municipal receipts in the seller’s name. 4. Check RERA Registration (for New Projects) For flats/apartments/plots in projects → visit the RERA website of your state. Ensure the builder and project are registered. Cross-check approvals, layouts, and completion timelines. 5. Verify Identity of the Seller Match the seller’s PAN, Aadhaar, Passport with the property documents. If the seller is an NRI → ask for Power of Attorney notarized by Indian Embassy. 6. Conduct a Legal Search at Sub-Registrar Office Engage a property lawyer to do a legal search for the past 30 years’ record. This ensures there are no disputes or fraudulent transfers. 7. Verify Land Records Online (State Bhulekh Portal) Almost every state has an official Bhulekh / Land Record website. Check Khasra number, Khata number, owner’s name, and land type. Example: UP Bhulekh, Maharashtra Bhumi Abhilekh, Karnataka Bhoomi, etc. 8. Check Approvals for Construction Property For apartments or houses → verify: Building Plan Approval from local authority. Completion Certificate (CC) and Occupancy Certificate (OC). Fire safety NOC, environmental clearance, etc. 9. Ask for Bank Loan Approval on the Property If a nationalized bank has approved a loan on the property, it means the property has been legally verified. But still, cross-check independently. 10. Physical Verification Visit the site in person. Speak to neighbors and local authorities about ownership. Check if there are any occupants, tenants, or third-party claims. ⚖️ Legal Tips Before Buying Property Always make an Agreement to Sell before final sale deed. Register the property only at the Sub-Registrar Office. Avoid cash payments – use banking channels for proof. Hire an experienced property/civil lawyer for verification. Never rely only on photocopies – ask for originals. ❓ FAQs on Property Verification Q1. How do I know if a property is disputed?👉 By checking the Encumbrance Certificate and doing a legal search at the Sub-Registrar Office. Q2. Can I verify property details online?👉 Yes, through state Bhulekh portals and RERA websites. Q3. Should I trust brokers for property verification?👉 No, always verify with government records and a property lawyer. Q4. What is the safest way to buy property?👉 Buy only after legal verification, EC check, RERA approval, and registering the property in your name at the Sub-Registrar Office. Buying property without proper verification is risky and may lead to huge financial losses. To check if a property is genuine or fake, always verify title deed, encumbrance certificate, tax receipts, RERA registration, and land records. Hire a good property lawyer for legal search and registration. Remember, prevention is always better than cure in real estate deals. Disclaimer This blog is for informational purposes only and should not be treated as legal advice. We are not doing any advertisement or solicitation work. Before purchasing any property, consult a qualified property lawyer and verify all documents through official government authorities.