A flat is only as safe as its paperwork. This checklist covers what to ask for, what each document proves and where you can verify it yourself.
Table of Contents
THE SHORT ANSWER
The key documents to check before buying a flat in Mumbai are the MahaRERA registration, the title report from an advocate, the commencement certificate and approved plans, the draft Agreement for Sale and a written cost sheet. For a ready or resale flat, add the occupancy certificate, society documents and an encumbrance search. Verify each item at the source, not only in photocopies.
KEY TAKEAWAYS
01. Start with MahaRERA registration. It is public, free and takes minutes.
02. Ask for a title report from an advocate, and have your own advocate review it.
03. A commencement certificate lets construction begin. An occupancy certificate lets residents move in. They are different.
04. Read the draft Agreement for Sale before the booking date, not on it.
05. For resale, the society’s no objection and clean maintenance records matter as much as the sale deed chain.
Why should you check documents before paying anything?
A flat in Mumbai is usually the biggest purchase of a family’s life, and a single gap in title, approvals or area can cost years. Most problems are visible on paper long before they appear on site. Once you have paid a token amount, it becomes harder to walk away.
Think of it as a flat buying checklist Mumbai buyers can follow, split into the documents required to buy a flat in Mumbai when the home is new (under-construction) and when it is resale. It pairs well with our home buying process guide and the RERA guide for Chembur luxury homes.
Which documents for buying an under-construction flat should you check?
Document | What it tells you | Where to verify |
MahaRERA registration certificate | The project is registered, with promoter details and a completion date | |
Title report or certificate | Who owns the land and whether it is free of disputes | Ask for it, then have your advocate review |
Commencement certificate (from the planning authority) | Permission to start construction up to the approved floors | Municipal body, for Chembur and Kurla the BMC |
Approved plans and sanctioned layout | What can legally be built, including floors and amenities | Municipal body or the developer’s copy, checked by your advocate |
Draft Agreement for Sale | Price, carpet area, payment schedule, possession date and penalties | Your advocate |
Itemised cost sheet | Every charge, including parking, taxes and deposits | Sales team, in writing |
Bank approval or loan tie-up | Lenders have vetted the project | Your bank, or the bank partnerships list |
We spell out commencement certificate on purpose. Abbreviations are easily confused with the completion certificate.
Buyers sometimes feel awkward asking for papers. Please do not. A developer who is confident about the project shares documents readily, and we would rather answer ten questions today than one dispute later.
What extra documents do you need for a ready or resale flat?
A resale flat documents checklist is longer because the flat carries the history of earlier owners, and the chain of documents matters.
- Occupancy certificate (OC). Proof that the building was completed as per the approved plans. Read our guide to what an occupancy certificate is.
- Chain of agreements. Every earlier sale or transfer, ideally back to the original developer’s agreement.
- Share certificate and society membership. Confirms the seller is a member and the flat is part of the society.
- No objection from the society. Needed before transfer, with no dues pending.
- Maintenance and property tax receipts. Recent bills show there are no arrears.
- Encumbrance search. A search of registrations on the IGR Maharashtra portal helps reveal mortgages or other claims.
- Loan closure papers. If the seller has a home loan, the lender must release the original documents.
What should the Agreement for Sale contain?
The Agreement for Sale is the contract that protects you. Under RERA, the promoter must give you a registered agreement, and the advance before it is limited to 10% of the cost. Check these items:
- Carpet area stated clearly, with the balcony and terrace area given separately.
- A payment schedule linked to construction stages.
- The possession date, plus the compensation if it is delayed.
- Specifications and amenities as promised in the brochure.
- The defect liability period, which RERA sets at five years for structural defects.
- Clear terms on parking, deposits and maintenance charges.
For the stamp duty and registration costs on top, see our explainer on stamp duty and registration charges in Maharashtra.
How do you verify a project on MahaRERA, step by step?
- Open the MahaRERA portal and search by project name or registration number.
- Match the promoter name and the project address with what the brochure says.
- Note the registered completion date. This is the date the developer is legally bound to, and it can differ from a marketing target.
- Check the sanctioned details, quarterly progress updates and any complaints listed.
- Save a copy of the page with the date, and compare it with the Agreement for Sale before you sign.
This takes about ten minutes and is the most useful first step in property documents verification in Mumbai. Every SKG project page lists its MahaRERA number, for example One Uttam, Mehr and Chirantan, so you can try it on any of them.
Which red flags should make you pause?
- The seller or developer cannot share a MahaRERA registration number.
- The title report is missing, partial or only available as a summary.
- Area in the brochure is much larger than the carpet area in the agreement.
- You are asked to pay in cash or to pay a large amount before an agreement.
- The project is advertised with amenities that are not in the sanctioned plan.
- Pressure to book on a particular date without letting you take papers home.
None of these is automatically fatal, but each deserves a written explanation.
A one-page checklist before you sign
- MahaRERA registration number noted and verified.
- Title report received and reviewed by your own advocate.
- Commencement certificate and approved plans checked.
- Itemised cost sheet in writing.
- Draft Agreement for Sale read in full, with questions answered in writing.
- Loan sanction or eligibility confirmed with your bank.
- For ready or resale homes: OC, society no objection, encumbrance search and receipts.
If you are considering a new project, our guide to under-construction flats in Chembur explains the benefits and risks, and the festive buying guide shows how to keep your checks intact when a launch offer is running.
Common mistakes to avoid
- Relying on photocopies shared on messaging apps instead of verifying at the source.
- Confusing commencement certificate with occupancy certificate.
- Skipping an independent advocate because the developer is reputed.
- Signing the agreement on the same day it is first shown.
Frequently Asked Questions
What is the first document to check before buying a flat?
Start with the MahaRERA registration of the project, because it is public and quick to verify. Then ask for the title report.
Do I need an advocate if the project is RERA registered?
RERA registration adds protection, but it does not replace a title review and a reading of your Agreement for Sale. An advocate’s independent view is worth the fee.
What is the difference between commencement and occupancy certificates?
The commencement certificate allows construction to start. The occupancy certificate is issued after completion and confirms the building can be occupied.
Which documents matter most for a resale flat?
The chain of agreements, society share certificate, society no objection, OC, maintenance receipts and an encumbrance search.
Where can I verify a project's registration?
On the MahaRERA website, using the project name or registration number.
Sources and where to verify
- MahaRERA: registration, complaints and project details
- IGR Maharashtra: registration records and stamp duty
- BMC: approvals for Mumbai city projects
- RERA Act 2016, Sections 13 and 14, for advance limit and defect liability