12-step Maharashtra property buying checklist
1. Identify the exact property
Match the physical property with its official identifiers: village/locality, Survey or Gat number for relevant land records, CTS/City Survey number for applicable urban records, flat/unit number, building/wing and project details. A mismatch at this stage can make every later check unreliable.
2. Check the current land record
Use Maharashtra's official land-record services to view the appropriate record. For many rural properties this can include 7/12 and related records; for city-survey areas a Property Card may be relevant. Digitally signed records are available through the official Mahabhumi ecosystem.
3. Review ownership and registered-document history
Do not rely only on the latest revenue or city-survey entry. Review the seller's registered acquisition document and the chain of registered documents relevant to title. Maharashtra Registration and Stamps Department materials provide for searching registered documents and Index II records; a lawyer can determine the appropriate search period and documents for your case.
4. Investigate encumbrances, disputes and restrictions
Ask whether the property is mortgaged, charged, attached, under litigation, affected by acquisition/reservation, tenancy, easements or other restrictions. Mahabhumi provides some land-record and pending-case related services, but a proper title investigation can require checks across multiple authorities and document sets.
5. For a new project, verify MahaRERA
Search the official MahaRERA database by project name or registration number where RERA registration applies. Compare the promoter, project location, proposed completion date, uploaded approvals/documents, encumbrance disclosures and recent project updates with what the salesperson has told you.
6. Verify plans, permissions and completion status
For a building or plotted development, identify which sanctioned plans, commencement permissions, layout approvals, completion/occupation documents and local-authority permissions apply. Do not assume that a project advertisement or RERA registration by itself proves every approval for your specific unit or transaction.
7. Check area, boundaries, access and actual site condition
Visit the property. Compare the site, access road, boundaries, floor/unit location and represented area with the documents. For land, survey or professional measurement may be appropriate where boundary or area accuracy is material.
8. Compare price with ASR without confusing it with market price
Use the official Maharashtra e-ASR service to understand the government valuation reference for the relevant location and property type. ASR/Ready Reckoner value is not the same as the negotiated market price, but it is important in the stamp-duty valuation process.
9. Calculate transaction costs before committing
Budget separately for stamp duty, registration fee and any other applicable government charges, taxes, society or transfer costs, brokerage, legal fees, loan costs and post-purchase expenses. Verify current government amounts on official services before payment.
10. Read the agreement before signing or paying
Check the parties, property description, consideration, payment schedule, possession, included areas/amenities, parking, default/refund terms, representations, pending dues, handover documents and conditions. For a material property purchase, use an independent property lawyer rather than relying only on the seller's or broker's draft.
11. Verify seller/promoter identity and authority
Confirm that the person signing has legal authority to sell or execute the document. Companies, partnerships, trusts, power-of-attorney transactions, inherited property and jointly owned property can require additional authority and consent checks.
12. After registration, preserve records and follow mutation
Keep the registered document, payment receipts, Index II/registration evidence and possession/handover documents. Where mutation or record update is required, track it through the applicable Maharashtra land-record or city-survey process rather than assuming registration automatically completes every later record update.
Which official Maharashtra service should you use?
Land records
Mahabhumi / Bhumi Abhilekh ↗
7/12, 8A, Property Card, mutation-related services, archived records, maps and other land-record services.
Registered real estate projects
MahaRERA Project Search ↗
Search registered or revoked projects by project name, MahaRERA number, location and other filters.
Registration & stamps
IGR Maharashtra Services ↗
Official links for property valuation, land records, GRAS e-payment and other Registration & Stamps services.
Government valuation
Maharashtra e-ASR ↗
Check the current Annual Statement of Rates reference for the applicable property location and category.
Extra checks for a new or under-construction project
MahaRERA's official project search allows buyers to find registered and revoked projects and open the project's detailed record. MahaRERA also requires promoters to keep registered-project information updated, including sections covering uploaded documents, certificates, encumbrance details, work progress and building information.
Registered-document search matters too
Maharashtra's Registration and Stamps Department citizen charter describes searches for a specific registered document/Index II, all registered documents relating to a property, and person/party-based records through the registration system. For title due diligence, the appropriate search period and interpretation of those records should be decided with a property lawyer.
Read the IGR citizen charter ↗Frequently asked questions
Is a 7/12 or Property Card enough to prove a clear title?
No. Land-record extracts are important records, but they are not a substitute for a professional title investigation. A property lawyer may need to review registered documents, ownership history, encumbrances, court matters, approvals and other records relevant to the transaction.
Should I check MahaRERA before buying a new flat?
If the project is required to be registered under RERA, search the official MahaRERA project database using the project name or registration number. Review the registration status, project details, uploaded documents and recent updates before relying on a sales brochure or verbal promise.
What should I check for agricultural or rural land?
Match the Survey/Gat number, village, area and holder details with the relevant official land records. Depending on the property, additional legal, zoning, tenure, access, conversion, fragmentation or agricultural-land restrictions may need professional review.
What should I check for a resale flat?
Review the seller's registered acquisition document, chain of title, society or association documents where relevant, dues, loan or charge status, sanctioned/occupation documents where applicable, and the draft sale document with a property lawyer before payment.
Should I pay a large token amount before legal verification?
Avoid treating a token payment as a substitute for due diligence. Before making a material non-refundable payment, understand the written refund conditions and have the property documents and transaction structure reviewed appropriately.
Related MahaMetric guides
Official-source links and service descriptions on this page were reviewed on 11 September 2026. Government portals, forms and procedures can change; verify the live service before a transaction.