How to Verify Property Registry Documents Online?

Why Should You Verify Property Registry Documents Before Buying?

Would you purchase property based solely on sight of a scanned registry provided to you by the seller?

Neither will most buyers. However that is how most sales are consummated in effect.

Title documents can have variations in names, addresses, plot numbers, areas, document numbers, dates or descriptions. Archival records may also need further validation as digitization is not verification that all historical title has been independently authenticated.

Online registry checks therefore serve a very simple purpose for a buyer: to verify the information presented in the registration documents with the documents and assertions of the seller.

Have a Property Lawyer Delhi go through the available information from a legal standpoint rather than accepting an online search as conclusive.

The Registration Act, 19
08 establishes the statutory rules for registration of documents related to immovable property. Inspection and copies of certain registered documents is covered under Section 57, subject to the provisions of the statute and applicable fees.

How Can You Check Property Registration Details Online?

Are property registrations searchable online in Delhi?

Yes, Delhi offers an official website with e-Search facility for information on registered properties. As per official government information, "Details of registered properties maintained in Sub-Registrar/ e-Sub Registrar offices (viz., name of owner, registration number and date of registration) can be searched through Delhi e-Search.”

The Delhi NGDRS e-Search webpage also offers various search filters such as name of party, deed type, deed number, property details, PAN no., book number etc. depending upon the record available.

Information you may need for online cross-checking at the minimum includes:

• Name of party/owner at the time of registration
• Registration number
• Date of registration
• Type of deed
• Property details
• Sub-Registrar’s jurisdiction
• Previous document details if any.

Can you rely on e-Search Result alone?

Online result can help you find and verify registration data. However, the computerized record alone cannot answer all queries about title/ownership, possession, encumbrances, succession, litigation or whether the seller has actual authority to sell.

What Does Property Registry Verification Actually Mean?

Is verifying a registry number the same thing as verifying title to property?

No. While these tasks are similar, they are not the same exercise. Registry verification typically refers to the act of reviewing whatever registration records are available and the information included in or with a registered document. Title verification reviews whether the party claiming ownership has a supportable chain of title and whether any other documents or facts have an impact on the proposed transaction.

That's an important distinction for purchasers to understand.

While a website may show a sale deed registered in someone's name, a legal analysis would still look into how that person became the owner, whether the documents used for the prior transaction are available, if succession is a factor, if there are multiple owners, and if any other records give rise to a concern.

Talk to a Property Lawyer Delhi to learn where online verification stops and where legal due diligence should begin.

What Laws Apply to Property Registry Verification?

Registration of property documents in India is governed by which law?

The central Act related to registration of documents is The Registration Act, 1908. Section 17 of the Act lists documents which require mandatory registration including those instruments which relate to transfer of rights, title or interest to immovable property.

Another central Act which relates specifically to transfer of immovable property is The Transfer of Property Act, 1882. This Act would apply subject to the nature of the transaction.

Succession Acts, local Land/Revenue records, Municipal records, Development control regulations, Apartment/Builder documents, Power of Attorney, Court recording or any other document may have to be legally looked into in case of a particular property.

Registration entry should always be read alongwith its legal context.

Through Delhi land-record system one can also access separate information on Khasra/ Khatauni/Other info on land records. However, the Delhi Revenue Department disclaimer states that all information provided through this online facility is for informational purposes only. For official verification, please approach the concerned revenue office.

What Should You Check in an Online Property Registry?

What aspects should be cross verified before buying a property?

Begin with the simple things like the identity of the seller and the details of the property. Verify the name of the seller with the registered document and other title documents. Property details should also be cross checked.

Match the following:

Once again, a difference in one point does not establish that the transaction is fake or invalid. The owner’s name can differ due to slightly different spellings or use of initials etc. Similarly, property details could have been updated. What’s important is to uncover differences early enough for thorough due diligence.

Why Is Online Registry Verification Alone Not Enough?

Does a property become 'safe title' just because its registry is available online?

No.

While a registered document itself is strong evidence, there may be other aspects of the title position that require investigation by the buyer. Registration does not necessarily eliminate all claims, disputes or defects with respect to the property.

Consideration may need to be given to issues such as:

• The full authority of the seller to deal with the property.
• Existence of co-owners or legal heirs.
• Involvement in a succession dispute.
• Availability of previous title documents.
• Correspondence of possession with that of the documents.
• Pending litigation or claims.
• Land-use, building or approval related issues that require separate due diligence.
• Correspondence of the property description in various documents.

That is why professional property due diligence is more than just downloading or viewing a registry document.

Who Should Consider Professional Property Document Verification?

Do all property buyers require their registry documents vetted by a lawyer?

Legal due diligence is advised if your property transaction includes several previous transfers, inherited properties, old documents, builder bought property/jointly owned property or suspicious documentation. Additionally, you should seek a legal opinion if:

• The seller is hesitant to give you the entire chain of documents.
• Documents have varying names or property descriptions.
• The seller keeps insisting on using photocopies/scanned documents.
• The property has been sold more than once.
• The property is being sold as an inheritance.
• You will be asked to sign a power of attorney.
• The property is jointly held by more than one owner.
• The property is of high value.
• You are buying office/rental space.
• You are doubtful about the previous ownership of the property.

Delhi Lawyers at LawCZone can assist you in recognizing documents that need extra attention prior to investing your hard earned money.

Which Documents May Be Required for Property Verification?

Okay. Now what documents do you need to have ready for a lawyer to look over?

It depends on the property and transaction. Most common ones that can apply are:

• Latest sale deed/conveyance deed
• Prior sale deeds/title documents
• Gift deed/release deed/partition deed, if applicable.
• Allotment letter
• Possession letter
• Builder-buyer agreement
• Mutation/revenue records, if applicable.
• Property tax records
• Encumbrance-related documents, if available.
• Approved plan or relevant registration of development documents.
• Succession documents if property was inherited.
• Power of attorney, if applicable.
• Identity documents for relevant parties.
• Court orders/settlement documents, if applicable.

You won't need all of these for each transaction.

The key is that they should line up with the true history of the property.

How Long Does Property Registry Verification Take?

Does verification happen instantly?

Searching online can be quick if the record needed is available and can be searched online. Legal due diligence might take longer depending on how many documents need to be reviewed and how much cross referencing needs to occur between records.

Older titles can require extra scrutiny. Older documents, multiple transfers, succession, missing links in the document chain or discrepancies can add time.

Don’t promise an exact timeframe until you see the documents.

For purchasers, the best course of action is to start your verification prior to signing an unconditional transaction document or making a large payment, where possible.

When Should You Hire a Property Lawyer?

When should you meet a property lawyer?

Well before you enter into an irreversible transaction.

If you have discovered an inconsistency in an online document, cannot access full title chain, are purchasing a property bought from an estate, there are multiple sellers, you have questions regarding power of attorney, or simply if you don’t know whether the seller has provided you with all of the relevant information...then it’s time to have a professional review your transaction.

Review everything that is available to you including records and documents as per the facts of your unique property.

You should not have to know every registration caveat yourself. As a buyer, you provide the paperwork and explain what it is that you are trying to do. The attorney spots the legal-documentary issues that need to be addressed.

Why Hire Property Lawyer Delhi for Registry Document Verification?

Why hire Property Lawyer Delhi rather than simply search online?

Legal verification doesn’t stop at finding information. It’s about interpreting what you find.

Sure, you can find registration data online. But can you be sure the information makes sense given the property documents you’ve been provided, the history of the title and the transaction you want to enter into?

Advocate BK Singh works with clients to provide property- document review and legal due diligence for property transactions. The goal is to understand what documents are available, flag any issues for the client and allow them to make an educated decision before entering into a transaction.

Clients come to us for residential properties, plots, flats, inherited properties, commercial properties and any other property transaction where there may be benefit from reviewing the documents associated with the transaction.

Feel free to review our Property Lawyer Delhi services page for some of the legal services we can provide regarding property matters.

At the end of the day, we want to identify any document issues before they turn into costly real estate disputes.

What Can Property Lawyer Delhi Help You Check?

What does a lawyer really bring to an online registry search?

An attorney can advise you on:

• Does the available registration information match the documents provided.
• Does the current owner's alleged ownership get support from the available title documents.
• Do prior documents need to be reviewed.
• Do the property particulars seem regular across documents.
• Do you need to secure any additional records.
• Is there more than one owner involved in the transaction/succession.
• Do the available documents expose issues that should be reviewed by an attorney.

Etc. It depends on the property and available documents.

Your Property Lawyer Delhi will not conduct a new registry search to replace government records. Instead, professional review of those records places them in proper documentary and legal context.

Frequently Asked Questions

Final Thoughts: Should You Verify Before You Buy?

Can A Few Minutes Online Searching Substitute Can A Few Minutes Online Searching Substitute Property Due Diligence?