If you’re buying property in India, doing a title search India online and using reliable property legal services can save you from nightmare disputes later. This practical guide explains which online platforms and tools actually help with title checks, how government portals differ from paid legal platforms, what to request in a title check, realistic costs and timelines, and which vendors are credible in today’s market.
Why Do a Title Search?
A title search verifies who legally owns the property and whether any encumbrances (mortgages, attachments, court cases, or pending claims) exist. In India, property disputes often arise from missing mother deeds, unpaid loans, or improper transfers.
Doing a proper title search—ideally using both government records and a vetted legal platform—reduces these risks dramatically. Online platforms make the process faster, but you must know both their strengths and limits.
Two Routes: DIY vs Paid Legal Services
DIY / Government route (free but partial):
- Use state land records portals (Bhulekh, Bhoomi, Jamabandi, DILRMP) to view RoR / 7/12 extracts.
- Request an Encumbrance Certificate (EC) from the sub-registrar to check registered charges.
- Check RERA and municipal records for approvals and occupancy certificates.
This route is useful for spotting obvious red flags but is patchy: older documents may not be digitised, and interpretation can be tricky.
Paid legal / platform route (recommended for buyers):
Paid services combine automated pulls from public databases with human legal review. They usually deliver a structured title report, document copies (sale deed, mutation extracts, EC), and a lawyer’s opinion highlighting risks. For high-value purchases, this is the safer path.
Government Portals to Check First
- State land records: Access RoR / 7/12 extracts and khasra maps to confirm the seller’s name and plot number.
- Encumbrance Certificate (EC): Covers past mortgages, prior sale deeds, or registered charges. Aim to collect the last 30 years if possible.
- RERA portals: For apartments or builder projects, confirm project registration, disclosures, and complaint history.
- Municipal/Planning approvals & Occupancy Certificate (OC): For built properties, check plan sanction and OC status.
Running these checks yourself provides a baseline before you approach paid services.
What a Professional Title Search Should Include
A good property legal services provider should deliver a clear, itemised report covering:
- Ownership chain / mother-deed analysis — continuity of ownership based on registered documents.
- Encumbrance summary — highlighting mortgages or liens.
- Mutation and tax records — ensuring the seller’s name is updated in revenue rolls and taxes are paid.
- RERA / approvals check — project registration and compliance with municipal approvals.
- Judicial / attachment search — pending litigation or orders.
- Survey / boundary verification — confirming actual land parcel boundaries.
- Legal opinion & grading — classifying the title as “clear”, “minor defects” or “major defects” with next steps.
Trusted Platforms & Vendors
Here are some credible options available in India today:
- Vakilsearch — Full-service legal platform offering property-document verification, title checks, and legal opinions.
- Landeed — A fast-growing title search engine startup focusing on property record aggregation.
- Propclap — Provides an online index of public property records for quick checks.
- LegalKart / NRI Legal Services — Specialists in exhaustive manual verification and complex title cases.
- Large property portals — Portals like Proptiger, NoBroker, and MagicBricks often offer add-on legal verification services.
How Much Does a Title Search Cost?
- Basic document pull + short note: ₹2,000–₹7,000
- Comprehensive title report + lawyer opinion: ₹8,000–₹30,000
- Complex rural or disputed cases: Higher, depending on fieldwork and manual searches
Always clarify the scope, what databases will be checked, whether field visits are included, and the timeline for delivery.
Typical Order Process
- Submit property details (address, survey number, seller details, documents).
- Provider pulls records from state portals.
- Manual follow-ups for missing or old documents.
- Draft report with deed chain and risk flags.
- Delivery call explaining findings and suggested actions.
- Optional follow-up services like securing NOCs or coordinating registration.
What to Do If Problems Are Found
- Minor defects: Request missing deeds or indemnity bonds.
- Mortgages / liens: Insist on a bank NOC and discharge letter, preferably with escrow arrangements.
- Ongoing litigation: Walk away unless there’s a clear legal solution.
- Fraudulent registrations: Escalate to authorities and avoid proceeding.
Sample Due-Diligence Checklist
- Latest Encumbrance Certificate (30 years)
- Chain of registered sale deeds / mother-deed
- Mutation records and RoR extracts
- Latest tax receipts and utility bills
- RERA details and approvals (if applicable)
- Bank NOCs / discharge letters
- Physical survey or boundary verification (for land)
- Lawyer’s opinion with risk grading
Real Buyer Example
Sanjana from Chennai almost purchased a flat in an older building. A paid title search revealed a 12-year-old mortgage that the seller had not cleared. With the report’s advice, she demanded a bank NOC and escrow arrangement. This not only protected her but also helped her negotiate a better deal.
Practical Tips for Picking a Platform or Lawyer
- Confirm local/state coverage — some startups don’t cover all regions.
- Ask for sample reports — credible vendors will share anonymised examples.
- Make timelines contractual — basic checks are fast, but manual searches may take weeks.
- Always involve a lawyer for deed-chain review.
- Avoid fully automated promises — old records often require manual verification.
Final Checklist — Three Actions to Take
- Run free checks on Bhulekh, EC, and RERA portals.
- Order a paid title search before making large payments.
- Insist on bank NOCs and updated mutation entries before final registration.