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Property Documents Checklist for Pune Buyers : 12 Papers You Must Verify
Posted on : 02/06/2026
Introduction
Buying a property in Pune is one of the exciting and expensive things you will do in your life. You might be looking at a flat in Wakad, a villa in Baner or a plot in Wagholi.. The papers you have to fill out for any property are really important. They can make a difference between a good investment and a big legal problem. The real estate market in Pune is growing fast. There have been problems like arguments over properties people not getting their homes on time and fake sales. Most of these problems could have been avoided if people had checked their papers carefully.
Before you sign any papers or give someone your money you need to check these 12 important documents if you are buying a property in Pune. You should always verify these documents for a property, in Pune.
1. Title Deed (Sale Deed / Conveyance Deed)
The Title Deed is really important when you buy a property. It shows that the seller actually owns the property and they have the right to sell it to you. In Pune you have to register the Title Deed at the Sub-Registrars Office where the property’s. This could be in Haveli, Mulshi or the Pune City Sub-Registrar office.
When you look at the Title Deed make sure it is clear who owned the property before. If the property has been sold times the Title Deed should show a clear chain of ownership that goes back a long time at least 30 years. If there are any gaps in this chain that is a problem. You should also check that the Title Deed is on the kind of paper and that it is registered properly. The Title Deed must be on -judicial stamp paper, with the correct value and it must be duly registered. The Title Deed is a document and you should verify everything carefully.
2. 7/12 Extract (Satbara Utara)
The 7/12 Extract is unique to Maharashtra and is one of the most important documents for any land or plot purchase in Pune. Officially maintained by the Talathi (village revenue officer), this document records the ownership details, land use classification, survey number, and any encumbrances or loans on the property.
You can now access the 7/12 extract online through the Maharashtra government’s MahaBhulekh portal. Always cross-check the name on the extract with the seller’s identity proof. Be especially cautious if the land is classified as “agricultural” — converting it for residential or commercial use requires separate permissions from the District Collector’s office and is a time-consuming process.
3. Property Card (City Survey Extract)
Within the Pune Municipal Corporation (PMC) limits and Pimpri-Chinchwad Municipal Corporation (PCMC) limits, properties fall under city survey records rather than the 7/12 system. The Property Card (also called the City Survey Extract or CTS Extract) serves the same purpose within urban areas.
This card records the property’s CTS number, the name of the current owner, land area, and any registered encumbrances. It is issued by the City Survey Office and should be verified both physically at the office and through the government’s online portal. Any mismatch between the property card details and the sale agreement should be investigated thoroughly before proceeding.
4. Encumbrance Certificate (EC)
So you want to know about an Encumbrance Certificate. An Encumbrance Certificate is like a shield that protects you from problems you do not know about. It has a list of all the things that have happened with a property, like mortgages and loans for an amount of time. When you are buying a property in Pune you should always get an Encumbrance Certificate that goes back least 13 to 30 years.
The Sub-Registrars Office is the place that gives you the Encumbrance Certificate. In Maharashtra you can even apply for it on the computer through the IGR Maharashtra portal. If the Encumbrance Certificate is clean that means the property does not owe anyone any money. If the Encumbrance Certificate shows that there is a mortgage or loan. The seller says it has been paid you should ask to see the paper, from the bank that says it has been paid. This is a thing to do when you are buying an Encumbrance Certificate for a property.
5. RERA Registration Certificate
The Real Estate Act was put in place in 2017. Since then all new and ongoing residential and commercial projects in Maharashtra that are above a size have to be registered with MahaRERA. This is something that has to be done for properties that are still being built in Pune.
The MahaRERA registration number has to be shown in all ads and when the builder talks to people. You can check the registration details and other things like when the project should be finished what the builder has done in the past and if anyone has complained about the builder on the MahaRERA website. If a project does not have a MahaRERA registration you should not consider it at all. The Real Estate Act requires this registration. It is illegal to sell a property without it. Without MahaRERA registration you will not have anyone to turn to if there are problems or delays with the project. The MahaRERA registration is very important, for people who are buying properties in Maharashtra. You should always look for the MahaRERA registration number when you are buying a property.
6. Approved Building Plan and Commencement Certificate
When you want to build something you need to get a building plan that is okayed by the people in charge. This plan has to be approved by either the PMC, the PCMC or the PMRDA depending on where you’re. The builder needs to get this plan. It has to be exactly what they are building or what they are selling to you.
You should also ask for the Commencement Certificate. This is a document that says the local authority has checked the plan and given the builder the okay to start building. If you buy a flat in a building that does not have an approved plan or a commencement certificate you could be, in trouble. You might even get an order to tear the building down someday. Buying a flat in such a building is a risk so you have to be careful. The Pune Metropolitan Region Development Authority or the PMC or the PCMC has to give the builder permission to start building. You need to make sure this is done.
7. Occupancy Certificate (OC) and Completion Certificate (CC)
The Occupancy Certificate is issued by the municipal authority after verifying that a completed building has been constructed as per the approved plan and is safe for occupation. Without an OC, a building is technically illegal to occupy, and residents can face electricity disconnection, water supply issues, and penalties.
The Completion Certificate confirms that the construction has been completed as per the sanctioned plan. For ready-to-move properties in Pune, always insist on seeing both the OC and CC before finalising the purchase. In recent years, PMC and PCMC have taken strict action against builders who hand over possession without obtaining these certificates, and buyers have been caught in the crossfire.
8. NA Order (Non-Agricultural Land Order)
When you are buying a plot or land in Punes areas. Like Talegaon, Maval, Mulshi or the outskirts of Hadapsar. You need to make sure the land is not used for farming anymore. The government has to give permission to use the land for something
This permission is called an NA Order. It is given by the District Collectors office. The NA Order says what you can use the land for like building a house or a shop. If you build something on land without this permission it is against the law. The government can even tear down your house. So you have to check the NA Order and make sure it is, in the name of the person selling you the land. Also you need to check that they have followed all the rules mentioned in the NA Order.
9. Development Agreement and Power of Attorney
When you are looking at the real estate market in Pune you will find that a lot of projects are built on land that still belongs to the people who originally owned it. These people have made a deal with a builder, which is called a Development Agreement.
The builder puts up the project. In return they get a certain number of units.
If the property you want to buy is part of this kind of deal you need to look carefully at the Development Agreement. You should also check the Power of Attorney that the landowner has given to the builder. This Power of Attorney has to be registered and have the stamps on it. It should also say that the builder is allowed to sell units and sign the papers for the sale on behalf of the landowner.
If the Power of Attorney is not registered or if it has expired then any sale that happens because of it is not legally valid. You have to make sure the Development Agreement and the Power of Attorney are in order so you do not have any problems, with the property you are buying.
10. Society Documents (for Housing Society Flats)
When you buy a resale in a Cooperative Housing Society in Pune that already exists you need to look at some new documents. You should ask for the Share Certificate that the society gave to the seller and make sure it is real. You also need to get the No Objection Certificate from the society so that the seller can transfer their membership to you.
The society should also give you a certificate that says you do not owe them any money for maintenance.
You should also check the certificate that shows the society is registered and look at the rules they have to follow. If the society is in a fight it could cause problems for you when you buy the flat. Some people who bought flats, in Pune found out that the previous owner had not paid some fees and taxes. They only found out after they bought the flat. You should check these things before you sign anything.
11. Property Tax Receipts
When you are buying a property you need to think about property tax receipts. These property tax receipts are very important for any property transaction. In a city like Pune you have to pay property tax to the Pune Municipal Corporation or the Pimpri Chinchwad Municipal Corporation or the local village council.
You should make sure that you have paid all the property tax that’s due up to the day you buy the property. Ask for the property tax receipt that has been paid. Then check the details of the property like the area of the property the name of the owner and the property tax assessment number to make sure they match the documents.
If you do not pay the property tax that’s due the new owner of the property will have to pay it after they buy the property. Some properties, in Pune may also have property tax demands that you have to pay because the property tax amount was changed. This can be a financial problem if you find out about it after you buy the property. You need to think about property tax and property tax receipts when you are buying a property.
12. Sale Agreement and Allotment Letter
When you buy a property that is still being built you will get a Sale Agreement from the builder. This Sale Agreement is a deal because it is a contract between you and the builder that is legally binding. The Sale Agreement has to be registered with MahaRERA. It must have a lot of important details. The Sale Agreement must have the carpet area of the property the timeline for construction the date when you will get possession of the property the schedule of payments and what will happen if there are delays.
The builder will also give you an Allotment Letter before they give you the Sale Agreement. This Allotment Letter says that the builder is committed to giving you an unit at a specific price.. You should not just rely on the Allotment Letter because it does not make the property officially yours. The Allotment Letter is important because it sets the stage for the Sale Agreement. You should always ask for a registered Sale Agreement soon as possible and not just depend on the Allotment Letter. The Sale Agreement is what really matters because it is a binding contract, between you and the builder.
A Final Word for Pune Buyers
Punes real estate scene is always changing, with new projects starting every quarter in areas like Hinjewadi, Kharadi, Undri and Nibm Road. When searching for a home it’s easy to get excited and forget to be careful.. Remember, a house is only good if the papers are in order.
You should always hire a lawyer to check the property documents before you buy. The cost of hiring a lawyer is small compared to the problems. Stress you could face if theres a dispute over the property that takes years to resolve. Make sure to check all the documents ask all your questions and don’t let the builder or seller hurry you into signing anything until you’re sure everything is okay. Buying a home, in Pune should be an proud moment. If you get the paperwork right it will be that.
FAQS
Is RERA registration mandatory for all properties in Pune?
RERA registration is mandatory for all under-construction projects where the land area exceeds 500 square metres or the number of units is more than 8. For completed and ready-to-move properties, RERA registration is not required, but ensure that the OC and CC are in place.
Can I verify Pune property documents online?
Yes, several documents can be verified online. The 7/12 extract is available on MahaBhulekh, RERA registration details are on the MahaRERA website, and encumbrance certificates can be accessed through the IGR Maharashtra portal. Property tax records can be checked on the PMC and PCMC websites.
What is the difference between a Sale Agreement and a Sale Deed?
A Sale Agreement is a contract that documents the commitment to sell and buy a property in the future, outlining the terms and conditions. A Sale Deed is the final document executed at the time of actual transfer of ownership, registered at the Sub-Registrar’s Office. Both are important but serve different stages of the transaction.
What should I do if I discover a discrepancy in the property documents?
If you find any discrepancy such as a mismatch in area, owner name, or encumbrances that the seller did not disclose do not proceed with the purchase until the issue is resolved. Consult a real estate lawyer immediately and request clarification from the seller in writing. Never ignore document discrepancies, however minor they may appear.
Is it safe to buy a flat without an Occupancy Certificate in Pune?
It is strongly advisable not to buy a flat without an Occupancy Certificate. Without an OC, the building is considered illegal for occupation, and you may face difficulties in getting home loans, water connections, electricity connections, and property registration in the future. Always insist on the OC before completing the purchase.
Do I need to verify all 12 documents even for a small flat purchase?
The relevance of each document depends on the type and location of the property. However, for any significant real estate transaction in Pune, most of these documents will be applicable. Consulting a property lawyer to identify which documents apply to your specific purchase is always a wise first step.
At Property Pilot Ventures, we are committed to helping you navigate Pune's property market with clarity, confidence, and zero confusion. Explore our curated listings of RERA-approved affordable flats in Pune, connect with our expert advisors, and take the first step toward owning your dream home well within your budget.
Disclaimer: Property prices mentioned are indicative based on market research as of 2024–25 and may vary based on project, floor, and amenities. Please contact our team for current pricing and availability.
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