Tips and guides

Title and the chain of sale deeds. The seller's sale deed, plus the earlier deeds going back as far as you can (ideally 30 years), so you know the seller actually owns it and every past transfer was clean.

Encumbrance certificate (EC). From the sub-registrar's office, or online in many states. It shows registered loans, mortgages or other claims on the property. Ask for one covering at least the last 13 years, ideally 30.

RERA registration, for under-construction projects. Search the project name or registration number on your state's RERA website. Check the registered completion date, the approved plan, and the builder's quarterly progress updates.

Approved building plan. Sanctioned by the local authority. Compare it with what is actually built: extra floors or enclosed balconies are a warning sign.

Occupancy or completion certificate. For a ready home, the occupancy certificate (OC) says the building is fit to live in. Without it you can face trouble with water and power connections, loans and resale.

Property tax receipts. Recent receipts in the seller's name, with no dues outstanding.

Society NOC, for a resale flat. A no-objection certificate from the housing society, and confirmation that maintenance dues are cleared. In some states you also take over the seller's share certificate.

Khata, mutation or patta, where it applies. Local revenue records go by different names by state. Make sure they are in the seller's name, and that you can get them moved to yours after registration.

Be careful with power-of-attorney sales. Ownership passes only through a registered sale deed. If the seller holds only a power of attorney, get a lawyer to check before going further.

Down payment. Banks lend only part of the property's value, usually 75–90% depending on the loan amount. Plan for at least 20% of the price from your own savings.

Stamp duty and registration. Paid when the sale deed is registered, and usually not covered by the loan. Stamp duty is roughly 5–8% of the value in most states, with registration often around 1%. Rates vary by state and some offer a lower rate for women buyers, so check the current rate for yours.

GST on under-construction homes. Currently 5% of the price, or 1% for homes that qualify as affordable housing. A ready-to-move home with an occupancy certificate, or a resale home, has no GST.

TDS when the price is ₹50 lakh or more. You, the buyer, deduct 1% TDS from the payment and deposit it with the income tax department. Your seller and CA can confirm the current rules, especially if the seller lives abroad.

The smaller costs. Legal fees, loan processing fees, society transfer charges, maintenance deposits, and any parking or club charges the builder bills separately. Ask for all of them in writing.

Water. Ask whether supply is municipal, borewell or tanker, and how many hours a day. Open the taps.

Power backup. Check what the backup covers (lifts and common areas only, or flats too) and the monthly charge.

Parking. Is a covered or open spot allotted to this flat, and is that written in the agreement?

Approach road. Visit at rush hour and after dark. See whether the road floods in the monsoon.

Construction quality. Look for damp patches, cracks, seepage around windows and bathrooms, and how the common areas are kept.

Never pay token money before checking the documents. Have a lawyer verify the title first. If you do pay a token, take a written receipt that states the price, the deadline and when it will be refunded.

Pay by bank transfer or cheque. Pay into an account in the owner's name only, never cash, so every payment has a record.

Get your loan sanctioned early. Many banks also check the property's papers, which gives you a second look at the title.

Always sign a written agreement. It should name the rent, deposit, notice period, lock-in, annual increase, and who pays maintenance and repairs.

Why most are 11 months. Leases longer than a year must be registered in most states, so many people sign 11-month agreements to skip that. Some states, such as Maharashtra, require even short agreements to be registered.

Stamp duty and registration vary by state. Check the current rules for your state. Many states let you pay stamp duty and register online.

Security deposits vary by city. Two to three months' rent is common in many cities. Bengaluru has historically asked for much more. States that have adopted the Model Tenancy Act cap it lower, so check yours.

Write down when the deposit comes back. And what can be deducted from it, so there's no argument when you leave.

Know what the rent includes. Ask whether society maintenance, parking, water and power backup are included, or billed on top.

Police tenant verification. Many cities require it, usually through the state police website or the local station. The owner normally files it; make sure it is done.

Photograph the flat on day one. Every room, the walls, fittings and appliances, with the date. Share them with the owner. It is your best protection for the deposit.

Check the society's rules. Some societies have rules on pets, guests, move-in timings or bachelors. Ask before you sign.

Pay rent by bank transfer. It leaves a clear record for both of you.

Get rent receipts. You need them to claim HRA. If the rent is over ₹1 lakh a year, you'll also need the owner's PAN. HRA rules depend on your tax regime, so check with your employer or CA.

Have the full set ready. Sale deed, encumbrance certificate, latest property tax receipts, occupancy certificate, and the society NOC. Serious buyers and their banks will ask for all of them.

Close your home loan, if you have one. Talk to your bank early about closing it and getting your original documents back.

Compare similar live listings. Look for the same locality, size, floor and age of building. Overpriced homes sit unsold and then sell at a bigger discount.

Leave room to negotiate. But not so much that your asking price looks out of line next to similar homes.

Shoot in daylight. Open the curtains and switch the lights on. Photograph every room, the kitchen, bathrooms and the view.

Clear the clutter first. Empty counters and tidy rooms look bigger in photos.

State carpet area honestly. RERA defines carpet area as the usable floor area inside the walls, not counting external walls, exclusive balconies or terraces. Quoting a larger built-up or super area as carpet area loses buyers' trust when they visit.

Mention what matters. Floor, facing, parking, water supply, power backup, furnishing, and whether pets or bachelors are fine for a rental.

Capital gains tax applies to a sale. How much you owe depends on how long you've held the property and whether you reinvest. The rules have changed recently, so talk to a CA before you agree a price.

Check who you're dealing with. Ask for ID from buyers and tenants, and do the police tenant verification before handing over the keys.

Take payments by bank transfer. Avoid cash. Hand over keys and original documents only after the money has reached your account.