Buying a home in Thane is an exciting milestone, but skipping the legal verification process can turn your dream investment into a long-term headache. From clear titles to RERA compliance, there are critical legal documents and checks every buyer must insist on before signing the dotted line. Here’s your step-by-step legal checklist to ensure your purchase is safe, transparent, and future proof.
1. Title Verification – Ensure Legal Ownership
The “title” of a property is proof of legal ownership. Any break in the chain of ownership can lead to disputes later.
What to check:
- Title Deed / Sale Deed: Confirm that the seller’s name matches government records.
- Chain of Documents: Obtain at least the past 30 years of title history to ensure no gaps or disputes.
- Clear Ownership: The property should be free from shared ownership unless all co-owners consent to the sale.
- Search Report: Have a property lawyer prepare a search report from the sub-registrar’s office.
Why it matters: A clean title is the foundation of a secure purchase. Without it, banks won’t approve home loans, and resale can be problematic.
2. RERA Registration – Check Developer Compliance
Under the Real Estate (Regulation and Development) Act, 2016, all new projects in Maharashtra must be registered with MahaRERA.
What to check:
- Visit MahaRERA’s official website and search for the project’s registration number.
- Confirm that project details (possession date, layout plans, approvals) match the sales brochure.
- Ensure the developer has updated quarterly progress and financial disclosures.
Why it matters: RERA registration ensures the developer is accountable for project timelines, construction quality, and promised amenities.
3. Encumbrance Certificate – Rule Out Existing Liabilities
An Encumbrance Certificate (EC) confirms that the property is free from any monetary or legal liabilities such as mortgages, loans, or court attachments.
What to check:
- Obtain the EC from the Sub-Registrar’s Office for at least the last 13 years (preferably 30).
- Ensure there are no registered loans, leases, or pending litigations.
- If a bank loan exists, ensure it will be cleared and a “No Dues” letter will be issued before your purchase.
Why it matters: An EC protects you from unknowingly taking on someone else’s debt.
4. Municipal Approvals & Land Use Compliance
Even if the project looks legitimate, ensure it has all necessary local authority clearances.
What to check:
- Commencement Certificate (CC) and Occupation Certificate (OC) from Thane Municipal Corporation (TMC).
- Zoning and land-use approval as per Thane’s Development Plan.
- Approved building plan that matches the construction.
Why it matters: Buying a property without proper approvals can result in demolition notices or legal battles.
5. Stamp Duty & Registration Verification
Your sale transaction becomes legally valid only when it’s properly stamped and registered.
What to check:
- Calculate correct stamp duty as per Maharashtra’s property valuation index.
- Ensure the sale deed is registered at the local Sub-Registrar’s Office.
- Keep certified copies for future proof.
Why it matters: An unregistered property has no legal recognition of ownership.
6. Physical & Legal Due Diligence
Beyond documents, conduct on-ground and legal background checks.
Steps to follow:
- Visit the property and verify boundaries, measurements, and access roads.
- Speak with neighbors or residents for informal history.
- Search for the property in local court records for pending disputes.
- If buying in a society, verify the society’s registration and NOC for the sale.
Why it matters: Physical checks can reveal disputes, illegal construction, or encroachments that paperwork may hide.
✅ Final Tip: Always work with an independent property lawyer in Thane, not just the seller’s advocate. They will verify every clause, cross-check all documents, and ensure there are no hidden liabilities.
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