How To Verify Property Papers In Kolathur?

Buying a property in Kolathur—one of North Chennai’s fastest‑growing neighbourhoods—can be a great investment. But with old layouts, mixed developments of independent houses and new apartments, and multiple agencies involved (CMDA, GHMC, RERA), it’s vital to verify your property papers thoroughly. Skipping due diligence could cost you time, money, or even legal headaches down the road. This guide walks you through every step—from title search to final mutation and local insights to ensure your Kolathur purchase is rock‑solid.

Table of Contents

1. Know Your Local Authorities

Kolathur falls under GHMC Zone IV, Ward 92, within Madhavaram Taluk. Any property here will interact with multiple bodies:

Chennai Metropolitan Development Authority (CMDA): Sanctions building plans and layout approvals.
Greater Chennai Corporation (GHMC): Handles property tax, encumbrance mutations, and Occupation Certificates (for older buildings without CMDA’s CC).
Tamil Nadu RERA (TNRERA): Regulatory authority for new apartment projects—check the portal for registrations.
Sub‑Registrar Office, Kolathur: Where sale deeds get stamped and registered.

Understanding which office handles which document helps you collect and verify papers efficiently.

2. Gather Essential Documents from the Seller

Ask the seller—whether it’s a developer or individual owner—for these originals and certified copies:

Title Deeds: Previous sale deeds spanning at least 13 years.
Mother Deed: The original conveyance deed from the first sale.
Encumbrance Certificates (EC): For the last 13 – 30 years from the Sub‑Registrar.
Khata/Tax Receipts: Latest GHMC property tax receipts for the plot or flat.
Sale Agreement & Allotment Letter: For apartments, the builder’s allotment letter and signed Agreement to Sale.
Layout Plan Approval: CMDA‑sanctioned plan for independent plots or building plan for apartments.
Completion Certificate (CC) / Occupation Certificate (OC): CMDA’s CC for post‑2017 projects; GHMC’s OC for older buildings.
RERA Registration Certificate: For new apartment projects—search via TNRERA portal using project name or address.
Power of Attorney (POA): If the seller is represented by an attorney, get the registered POA document.
Mutation Order & Previous EC: Mutated tax records showing current owner for last 5 years.

Having this paperwork in hand allows you to cross‑verify every aspect of the property’s legal standing.

3. Verify the Title Chain with Encumbrance Certificate

The Encumbrance Certificate (EC) is your single most important paper for checking past liabilities:

What It Shows: All registered transactions on the property (sales, mortgages, liens) within a specified period.
Where to Get It:
- Visit the Sub‑Registrar Office, Kolathur, with the survey/plot number or flat details.
- Or apply online via the Tamil Nadu Registration Department’s e‑Services portal.

Steps:

Fill EC application with the correct document number and date range (at least 13 years).
Pay the nominal fee (approx. ₹150 per year of EC).
Collect the EC in person or download the e‑copy.

What to Check:

No entries beyond your seller’s mortgages.
All prior mortgages show “Discharged” or have NOC letters from banks.
No pending litigation cases or attachments.

If you spot any unexpired loans or third‑party claims, ask for NOC letters from the concerned banks or litigants before proceeding.

4. Match Sale Deeds Against EC Entries

Once you have the EC:

List Each Sale Deed: Note the deed number, date, parties, and consideration amount.
Cross‑Reference with EC: Ensure every deed appears sequentially in the EC; gaps or mismatches signal missing registrations.
Mother Deed Verification: Trace back to the mother deed (the first registered transaction) to confirm the chain’s legitimacy.

Red Flags:

Missing deeds in EC.
Undisclosed mortgages not cleared.
Property subdivided without fresh EC entries.

Any discrepancy warrants a deeper legal inquiry before you pay earnest money.

5. Confirm Layout & Building Plan Approvals

For independent plots or apartment buildings, it’s essential to verify sanctioned plans:

CMDA Layout Approval (for plots):
- Visit CMDA’s e‑Inspection portal or office with the layout plan number (B/SplBldg no.).
- Confirm the site matches the approved layout and that the seller’s plot aligns with survey numbers.
Building Plan Approval & CC/OC (for apartments):
- Check the CMDA’s Building Plan Approval using the plan sanction number.
- For projects pre‑2017, GHMC issues an Occupation Certificate—request a copy from the builder or GHMC.
- Note that without CC/OC, your banker might refuse a home loan.

Why It Matters:
Illegal construction or deviations from approved plans can lead to demolition notices or huge fines.

6. RERA Compliance for New Projects

If you’re buying a flat in a new apartment project in Kolathur, it must be RERA‑registered:

Find the Project on TNRERA Portal: Search by project name, promoter, or location.
Verify Details: Confirm project’s RERA registration number, sanctioned plans, and builder disclosures (carpet area, timelines, past records).
Check Promoter’s History: Past project delivery record and ongoing litigations.

Benefits of RERA Check:

Ensures project has no hidden deliverables.
Builder must deposit 70 % of collections in escrow—your money is safer.
You can raise grievances directly via RERA if the project is delayed or defaults.

7. Validate Power of Attorney (POA) Documents

Sometimes the seller uses a Power of Attorney to transact:

Original POA Document: Insist on seeing the notarial‑ or court‑attested POA.
Scope of Authority: POA should explicitly mention the right to sell the property in question.
Registration Status: For property sale, POA must be registered with the Sub‑Registrar.
Owner’s Identity Proof: Cross‑verify the POA’s signatures and thumbprints with the original owner’s documents.

If there’s any doubt, demand that the original owner execute the Sale Deed—or obtain a fresh, limited POA.

8. Check for Outstanding Dues & Liabilities

Before you pay any money:

GHMC Property Tax: Collect the last 3 years’ paid receipts; unmatched or unpaid taxes can become your liability.
Water & Electricity Bills: Ask for NOCs or latest bills—unpaid bills get transferred to new owners if not settled.
Society Maintenance Charges: For apartment buyers, obtain RWA or maintenance agency NOC confirming no dues.
Encumbrance Certificate Gaps: If the EC shows a mortgage release, ensure you have the original bank NOC.

Document every NOC and receipt, and attach them as annexures to your Sale Agreement.

9. Mutation & Municipal Records

After registration, you’ll need to mutate the property in your name:

Mutation Application: Submit to GHMC’s local ward office with a copy of the sale deed.
Mutation Charges: A small fee (around ₹500) plus any pending property tax.
Confirmation: Mutation ensures future property tax bills issue in your name—critical for loan and resale.

Without mutation, your lender may not disburse the final loan tranche, and you might miss tax notices.

10. Physical Verification & Survey Confirmation

Paperwork alone isn’t enough. Conduct a thorough site visit:

Plot Boundaries: Match site markers to the survey numbers in EC and layout plan.
Building Configuration: For flats, confirm the flat number, floor, and common areas match the building plan.
Neighbourhood Check: Speak to neighbours about the property’s history—any disputes, flooding, or structural issues.
Photographic Record: Take date‑stamped photos of the plot, any built‑up areas, and document serial numbers of registered documents.

Physical verification ensures no last‑minute surprises when you take possession.

11. Engage Professionals for Peace of Mind

While you can verify many papers yourself, a good property lawyer and civil surveyor add an extra layer of security:

Lawyer’s Role: Draft and review Sale Agreement, check legal compliance, advise on complex title issues.
Surveyor’s Role: Confirm plot dimensions, identify encroachments, assess structural soundness for older buildings.

Budget for these experts—typically 0.5 %–1 % of the property value for the lawyer, and a flat ₹5,000–₹10,000 for a surveyor in Chennai.

12. Sale Deed Execution & Registration

On the agreed possession date:

Sale Agreement Fulfilment: Ensure all advance payments align with the schedule.
Stamp Duty & Registration Fees: In Tamil Nadu, stamp duty is 7 % of property value, registration is 1 %; concessions exist for women/first‑time homebuyers.
E‑Stamping or Challan: Use the official e‑stamp portal to generate the stamp paper or pay via GR 71 Challan at the sub‑reg office.
Final Registration: Both parties sign the Sale Deed before the Sub‑Registrar, along with two witnesses.
Obtain Registered Copy: Collect the registered Sale Deed on the same or next day.

Keep the registered Sale Deed safe—it’s your ultimate proof of ownership.

13. Post‑Registration Steps

After registration:

Mutation Confirmation: Check GHMC records online or at the ward office to confirm mutation is complete.
Utility Transfers: Apply to Tangedco (electricity), Metro Water, and Bharat Gas for name change and security deposit refunds from the seller.
Society Membership: Submit share‑certificate transfer forms to the RWA and collect your member ID and gate access cards.

These final formalities ensure seamless transition and full ownership benefits.

Conclusion

Verifying property papers in Kolathur may seem complex, but following this step‑by‑step process—collecting key documents, securing ECs, checking approvals, and engaging professionals—lets you buy with confidence. Remember to:

Identify the correct authorities (CMDA, GHMC, RERA).
Gather titles, ECs, approvals, and NOCs.
Cross‑verify documents against online portals and physical records.
Attend to mutation and utility transfers promptly.
Seek legal and technical advice for peace of mind.

Armed with these insights tailored for Kolathur, you can navigate the property maze smoothly and start enjoying your new home—without legal headaches in your future.
Source : Fulinspace.com