Property Title Search & Due Diligence

Know exactly what you're buying — before you pay

A property purchase is the largest transaction most people ever make, and the one where a hidden defect costs the most. A clean-looking flat can carry a disputed title, an undisclosed mortgage, or a pending court case that only surfaces after your money is gone. A title search finds all of that while you can still act on it. Adv. Bhawna Yadav and her team carry out a thorough 30-year search and give you a clear written opinion at a flat ₹4,999, within five days.

The fee is fixed and agreed in writing. There is no hourly billing, nothing added later, and no upselling.

Why a title search is non-negotiable

When you buy property, you inherit the seller's title — defects and all. If the seller did not have clean ownership to give, no amount of paperwork at your end fixes it, and you may spend years and a fortune untangling it. The entire point of due diligence is to move that discovery to *before* you pay, when the cost of a problem is zero because you can simply decline. For the price of a title search, you are insuring a transaction worth many times more.

What we examine

A real title search is more than reading the seller's documents. We look at:

The chain of title

We trace ownership back over 30 years to confirm that each transfer was valid and that the person selling to you actually has the right to sell. A break or ambiguity anywhere in that chain is a red flag.

Encumbrances — mortgages, liens and charges

We check whether the property is mortgaged, pledged, or otherwise charged to a bank or third party. Buying a property with an undisclosed mortgage can mean buying someone else's debt.

Ownership and mutation records

We verify that the ownership and tax records align with the seller's claim, so there is no mismatch between who appears to own it on paper and who is selling it to you.

Pending litigation

We search for court cases that touch the property — a partition suit, an injunction, an inheritance dispute. A property under litigation is one you generally do not want to touch until it is resolved.

A clear opinion, not a pile of paper

The most valuable part of this service is not the documents — it is the conclusion. Many reports hand a buyer a thick file and leave them to interpret it. We do the opposite: we give you a single, signed legal opinion in plain language with one of three clear recommendations — proceed, proceed with conditions, or do not proceed — and we explain why. If there are conditions, we tell you exactly what the seller must cure before you pay. You make the decision; we make sure it is an informed one.

When to order a title search

The right moment is *before* you pay token or advance money — once you have shortlisted a property but before any of your money is committed. Buyers who order it earlier in the process give themselves the most room to renegotiate or walk away; buyers who skip it often discover the problem only when it is far too late and far too expensive.

For NRIs and buyers from abroad

Buying property in India from overseas carries extra risk, because you cannot easily inspect records or chase a seller in person. A thorough title search is even more important when you are not on the ground. We carry out full due diligence for NRIs and overseas buyers, in English or Hindi, and deliver a clear opinion you can act on from anywhere — see the India-entry desk for foreign clients.

What you get

• A 30-year chain-of-title verification.
• An encumbrance check for mortgages, liens and charges.
• A mutation and ownership-records check.
• A pending-litigation search.
• A signed legal opinion with a clear recommendation and any conditions.

All at a flat ₹4,999, within five days, in English or Hindi.

Why clients choose us for property due diligence

A title search is only as good as the judgement behind it. You get a thorough search and, more importantly, a named advocate's clear opinion on whether to buy — at a flat ₹4,999, for property in any Indian state. There is no upselling: if the title is clean we say so, and if it is not, we tell you plainly what to do about it.

Resale flats, plots and inherited property

The risks differ by what you are buying, and we tailor the search accordingly. A resale flat needs its chain of ownership and society dues checked; a plot of land needs its revenue records, conversion status and access verified; and an inherited or jointly held property needs its succession and the consent of all co-owners examined, because a sale by one heir of property that belongs to several is a classic source of later litigation. Whatever the property type, the goal is the same — a clear answer on whether the person selling can actually give you good title.

The legal basis

Property title and transfer in India are governed primarily by the Transfer of Property Act, 1882 and the Registration Act, 1908, read with the relevant state land and revenue laws that govern ownership and mutation records.