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Property/Document Verification

Property Document Verification Guide

Every document you must check — and red flags to watch for — before buying property in Prayagraj or Lucknow.

Last updated: April 2025  ·  Applicable to UP / Uttar Pradesh

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Use This Checklist — Then Hire a Property Lawyer
This guide helps you know what to ask. A qualified property lawyer can do the actual verification and spot issues you might miss.
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Title Deed / Sale Deed
The primary legal document establishing ownership of the property.
How to Verify
  • Ask for the original sale deed — not a photocopy
  • Check that the seller's name matches the current title holder in government records
  • Verify at the Sub-Registrar's Office or via the state land records portal (UP Bhulekh: upbhulekh.gov.in)
  • Have a property lawyer trace the title chain back at least 30 years
Red Flags
  • Seller unwilling to show original
  • Multiple sellers with no clarity on ownership share
  • Property registered in a deceased person's name
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Encumbrance Certificate (EC)
Confirms that the property has no outstanding loans, mortgages, or legal dues registered against it.
How to Verify
  • Obtain from the Sub-Registrar's Office for the past 12–15 years
  • In UP, apply online at igrsup.gov.in or in person at the relevant SRO
  • Ensure no bank or lender has a charge on the property
Red Flags
  • Builder refuses to provide EC
  • EC shows an active mortgage not mentioned by seller
  • Gap years in the EC with no explanation
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RERA Registration Certificate
Confirms the project is legally authorised to be sold and is accountable under UP RERA.
How to Verify
  • Ask builder for the RERA project registration number (format: UPRERAPRJ[XXXXXX])
  • Verify at up-rera.in — check that registration is valid and not expired
  • Confirm builder's name on RERA matches the name on documents
Red Flags
  • Builder cannot produce a RERA number
  • RERA registration is expired or under review
  • Project details on portal differ from brochure
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Approved Building / Layout Plan
Shows that the building design and floor plan have been approved by the local authority (Prayagraj Development Authority / Lucknow Development Authority).
How to Verify
  • Request the sanctioned building plan from the builder
  • Check that the unit you are purchasing matches the approved plan — same floor, dimensions, and position
  • Compare with the RERA-approved plan available on up-rera.in
Red Flags
  • Unit on offer does not appear in approved plan
  • Builder has built extra floors beyond approved height
  • Plan approval stamp is missing or looks altered
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Land Use / Zoning Certificate
Confirms that the land is classified for residential use and not agricultural, industrial, or otherwise restricted.
How to Verify
  • Check land use on the city master plan (Prayagraj: pda.up.gov.in, Lucknow: lda.up.nic.in)
  • Confirm 'change of land use' (CLU) permission if the land was previously agricultural
Red Flags
  • Builder cannot confirm residential land use
  • Property located outside the development authority's approved zone
  • No CLU order for converted farmland
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Occupancy Certificate (OC) / Completion Certificate
Issued by the local authority after construction is complete and the building meets all approved conditions. Essential for moving in and getting utilities connected.
How to Verify
  • For completed projects: ask for the OC before possession
  • For under-construction: ask the builder when they expect to receive the OC
  • Check if the RERA completion date is aligned with the OC application timeline
Red Flags
  • Builder offers possession without OC
  • Builder unclear about when OC will be obtained
  • Building has modifications not reflected in approved plan (OC may be denied)
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Utility NOCs (Water / Electricity / Sewage)
No-objection certificates from utility bodies confirming the project has met all infrastructure requirements.
How to Verify
  • Ask builder for NOC from Jal Nigam (water), UPPCL (electricity), and municipal authority (sewage) before possession
  • Confirm building is connected to the city grid, not reliant solely on borewells or generators
Red Flags
  • Utilities running on temporary connections
  • Builder has not applied for permanent connections despite near-completion
Quick Checklist Before Signing Anything
RERA registration number verified on up-rera.in
Title deed reviewed by a property lawyer
Encumbrance certificate obtained for 15 years
Approved building plan matches the unit being sold
Land use confirmed as residential
Occupancy Certificate (OC) available or timeline confirmed
Utility NOCs (water, electricity) available
Builder-buyer agreement reviewed by lawyer before signing
Related Pages
RERA InformationProject DisclaimerSite Visit TermsProperty in Prayagraj