A possession letter, brochure and “completion” claim do not prove that you can legally occupy the flat or that the seller has the right to transfer it. You will be able to request the core title, approval, area, agreement and handover records, then match each document to the exact building, wing, floor and flat before paying or signing.
Key takeaways
- Trace the mother deed and every registered transfer to the current owner.
- Match the flat, building and promoter details with the MahaRERA record.
- Confirm the occupancy certificate covers your building before taking possession.
- Put carpet area, parking, dues and handover records in writing.
Start with the Title Chain and the Promoter’s Right to Sell
Obtain the complete title chain, not just a one-page statement that the promoter owns the land. Start with the mother deed and trace every registered sale deed, conveyance deed or partition deed up to the current owner. Match the survey or khasra number, city survey or property-card number, plot area and boundaries across each document.
Ask for these documents before booking:
- The current title report, signed by the advocate who examined the records, with copies of the deeds on which it relies.
- The latest 7/12 extract or property card. Treat it as evidence of recorded land particulars, not as a complete title certificate.
- The registered development agreement or joint development agreement, where the promoter is developing land owned by someone else.
- The registered power of attorney and written authority to construct, market, receive money and execute sale documents.
- The landowner’s entitlement statement showing the flats, areas or revenue allocated to that owner and to the promoter.
- A search report for mortgages, charges, attachments and litigation, plus the lender’s project-specific or flat-specific release where the land or building is encumbered.
| Document position | Obtain | Confirm |
|---|---|---|
| Promoter owns the land | Title chain and title report | Promoter is the current recorded owner |
| Landowner and promoter share the project | Development agreement, joint development agreement and power of attorney | Promoter’s authority covers your flat |
| Lender has a charge | Mortgage details and release letter | Your flat and its proportionate land interest are released |
Resolve any mismatch before paying or signing.
Check the MahaRERA Record Against the Offered Flat
Search the project on the MahaRERA portal using its name, location and promoter name, then open the registered project record rather than relying on a brochure or screenshot.
Copy the RERA registration number and confirm that the project name, promoter name, survey or khasra number, plot area, boundaries and promised completion date match the flat being offered.
- Download the registered agreement details, sanctioned plans and approvals shown on the project page.
- Match the tower or wing, floor, flat layout, amenities, lifts, refuge areas and parking layout to the unit you will book.
- Check the latest quarterly updates for construction progress, revised completion dates and delayed milestones.
- Read the litigation, encumbrance and land-related disclosures; compare the survey or khasra number with the agreement and the latest 7/12 extract or property card.
- Open every uploaded completion document, including the Completion Certificate and Occupancy Certificate, and check the issuing authority, date and buildings or wings covered.
- Compare promised possession, carpet area, parking description and amenities with the registered disclosures and the sale agreement.
A RERA registration is evidence that the project was registered; it is not proof of clear title, valid construction or lawful occupation. In Nagpur, obtain approvals from the planning authority that issued them, because an NMC document may not cover every site in the metropolitan area.
Stop payment and demand written clarification if any identifier, plan, approval or disclosure conflicts with the offered flat.
Confirm the Occupancy Certificate Covers Your Building and Flat
A flat is legally fit for occupation only when an Occupancy Certificate issued by the competent planning authority covers its building and residential use. A possession letter or Completion Certificate alone does not prove that you can lawfully move in.
Request the complete Occupancy Certificate and confirm it with the authority that issued it. Do not rely on a one-page builder declaration or an OC for another tower. Check that the certificate identifies:
- The project, building or wing, and covered floors
- The specific flat, approved unit range or phase
- Residential occupation as the permitted use
- The certificate number, issue date and issuing authority
- Any conditions, exclusions or reference to a part-OC
A part-OC can permit occupation of selected floors or a single wing while construction continues elsewhere. If your building or floor is outside its stated scope, treat the flat as lacking occupation approval until the authority confirms otherwise.
Keep the Completion Certificate separate in your file. It records construction against the sanctioned plan; the Occupancy Certificate records the authority’s permission to occupy. Construction can be substantially finished while the OC remains pending.
For a high-rise or fire-regulated building, also obtain the final fire-safety certificate and verify compliance with its conditions. Check the fire pumps, water tanks, alarms, sprinklers, emergency exits and fire-engine access; an earlier construction-stage fire NOC is not final operational approval.
Match the Sanctioned Plan, Carpet Area and Parking to the Agreement
The proof is a three-way match between the registered MahaRERA record, the sanctioned building plan and your agreement for sale. The agreement must identify the same survey or khasra number, city survey or property-card number, tower, floor and flat shown in the approved plan.
Ask the seller or developer for:
- The stamped sanctioned building plan from the issuing planning authority, showing the tower, flat layout, lifts, refuge areas, amenities and later approved additions.
- The approved parking layout, with your numbered or allotted space, dimensions, access route and location inside the project.
- The agreement clause stating RERA carpet area, balcony area or exclusive-use area, specifications, common facilities and possession terms.
- The MahaRERA-uploaded plan and apartment details, then compare them with the documents supplied to you.
| Document or term | What must match | What disqualifies the claim |
|---|---|---|
| RERA carpet area | The agreement’s figure must match the registered apartment details and approved flat layout. | “Saleable”, built-up or super built-up area appears instead of the contractual RERA carpet area. |
| Balcony area | The agreement must separately state the balcony or exclusive-use area; it cannot inflate carpet area. | A brochure combines balcony space with carpet area. |
| Parking layout | The agreement must specify the allotted number, type, dimensions and access. | An unnumbered open space is described as a saleable apartment; open parking is common area, unlike a garage or covered parking space. |
| Sanctioned plan | The flat, floor, wing, amenities and parking must appear in the plan approved for that project. | The offered layout or parking exists only in a brochure, revised drawing or unapproved addition. |
Clear Dues, Services and Handover Records Before Taking Possession
Before signing the possession letter, obtain a written no-dues statement and inspect each service in the flat and occupied wing. Registration of the sale deed does not automatically clear project-level arrears.
1. Request receipts or clearance letters for property tax dues, water charges, electricity and meter charges, maintenance, sinking fund, parking, development charges, and any lender or contractor claims. Ensure the agreement assigns every pre-possession amount to the responsible party.
2. Record the electricity meter number, sanctioned load and opening reading. Confirm permanent electricity, the water connection, drainage, sewage or septic arrangements, and working lifts and common-area systems; reject evidence based only on temporary construction connections.
3. Obtain the Occupancy Certificate identifying your building or wing and the covered floors. Verify it with the issuing authority, especially where the project has a part-OC.
4. Ask for the owners’ association or society registration certificate, governing rules, maintenance handover record, current common-expense budget and the scheduled conveyance of land and common areas. Formation alone does not prove conveyance.
5. Attach a signed, dated snag list to the handover record. Photograph meter readings, seepage, cracks, tiles, plumbing, doors, windows, fixtures, fire-safety equipment and promised amenities, and record every missing or damaged item with a completion date.
Whether the seller is SUKHKARTA DEVEOPERS or another promoter, do not sign “received in good condition” until these records and corrections are documented.
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Frequently asked questions
Which title documents should you verify before booking a ready possession flat?
Ask for the mother deed and trace each registered sale deed, conveyance deed or partition deed to the current owner. Match the survey or khasra number, city survey or property-card number, plot area and boundaries across the chain.
How do you check a ready flat on MahaRERA?
Compare the project name, promoter, registration number, location, building details, possession date and offered flat information with the MahaRERA record. Investigate differences before paying or signing.
What should the occupancy certificate confirm?
Check that the occupancy certificate identifies the correct project or building and covers the building containing your flat. Do not rely on a certificate for another wing or an earlier construction stage.
What must the agreement record about the flat and parking?
Match the sanctioned plan with the flat’s floor, layout and carpet area. Ensure the agreement records the exact carpet area, parking allocation or parking terms, price and promised specifications.
Which records should you clear before taking possession?
Request written confirmation of property-tax, maintenance, utility and other project dues, then collect handover records such as keys, meter details, warranties, approved plans and the possession letter.
