2/12/25, 10:57 AM How to know if property papers are genuine or fake?

How to identify fake property papers?

The numbers of property frauds in the country have risen dramatically in the past two decades.

In 2020, the Special Task Force of the Uttar Pradesh Police arrested Mukesh Singh for masterminding a
property fraud worth Rs 200 Crore. In January 2023, a team of Delhi’s Crime Branch arrested Sona Bansal
over her alleged involvement in Rs 1,500-Cr Gurugram-Manesar Industrial Model Township Land Grab
Scam.

Table of Contents
How to identify if property papers are genuine?
Importance of property document verification
Common types of fake property documents
Common methods used by fraudsters for deceiving individuals
List of documents to check to avoid property fraud
Consequences of possessing fake property documents
Steps to verify property documents
Guide to verify property documents: Online & offline methods
Housing.com POV
FAQs

Considering there has been a tremendous rise in the number of property-related frauds and scams, a
homebuyer needs to ascertain the authenticity of property papers through various checks ─ the ownership
of a property is proved by property documents.

While having a legal expert by your side would be the best possible way to ensure you don’t fall prey to
some ill-intentioned schemes of unscrupulous entities, there are a few ways to identify fake property papers.

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2/12/25, 10:57 AM How to know if property papers are genuine or fake?

How to identify if property papers are genuine?

Seller’s unwillingness to show property papers

Only sometimes you may be off the mark, but if a seller is showing reservations about showing you the
property documents before signing off the deal, they probably have something to hide. Since property
transactions are high in value, one has little scope for niceties and polite exchanges. Ask for property papers
firmly. If the seller refuses to show it to you, it would be ideal to walk out. There is no lack of options in the
market.

Spelling mistakes in property papers

At the time of registration, the officer in -charge inspects each detail mentioned in the sale deed with due
care. In case of a mistake in the property papers, the official will certainly point it out to the people
concerned and refuse to register the papers till the error is rectified. Keep a close watch to find such
inconsistencies in property documents shared by the seller. If the documents carry such errors, this is
certainly a red flag.

Inconsistencies in data, names

On similar lines, a sub-registrar would also refuse to accept if there are inconsistencies in the sale deed
document.

“For instance, if there is a mismatch in Aadhaar, PAN number of residential address of the parties involved,
the official will flag the same and put on hold property registration till the time these mistakes are corrected,”
says Lucknow-based legal expert Prabhanshu Mishra, who specialises in property disputes.

“These seem like small problems in a property-related document, but they could go a long way in helping a
greenhorn buyer avoid getting into a trap,” he adds.

Importance of property document verification

Verification of property documents can add multiple layers of protection when it comes to buying a new
property. Here are some reasons why you must verify the property documents.

Secured investments

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Investment in properties should be well planned and must involve thorough investigation beforehand. Real
estate investments involve a substantial number of financial commitments and hence, verification can
protect you from fraudsters.

Legal compliance

As a property owner, you want your property to be legally obtained from the seller. Valid documentation can
help in avoiding legal troubles. An unverified property can attract substantial penalties and even lead to
confiscation of the property.

Avoiding future disputes

Verifying property documents can help the owner steer clear of any future troubles that may arise due to
forged or incomplete documents. A person having forged property documents can face forfeiture of the
property.

Common types of fake property documents

When it comes to buying or selling a property, the risk of encountering fake documents is very high.
Understanding the common types of fake property documents is crucial for staying safe. Below are some
common types of property documents that you may encounter:

Forged title deeds: Forged title deeds are the most common type of fake property documents. A forged title
deed can either be fully or partially fabricated to misrepresent information about the ownership of property.

Impersonation fraud: This type of fraud involves impersonating the real owner of the property to illegally
transfer the ownership.

Fake encumbrance certificates: An Encumbrance Certificate (EC) is a legal document in India that
confirms a property’s ownership. Fraudsters may use fake certificates to claim ownership of the property.

Fraudulent sale deeds: A sale deed is another document that establishes ownership of a property.
Fraudsters have often used fake sale deeds for their benefit.

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Common methods used by fraudsters for

deceiving individuals

Identity theft: Fraudsters can steal or fabricate information in the property documentation to impersonate
the ownership. This method allows them to conduct fraud without suspicion.

Document alteration: Frauds may alter the original documents to modify existing information, such as
ownership information or property boundaries. This method involves adding/removing crucial details or
using sophisticated printing methods to create convincing fake documents.

Stolen documents: Title deeds or notary seals can be stolen to produce fraudulent property documents.
Presented as authentic documents, fake documents can easily deceive individuals or organizations.

Collusion with officials: It has been seen several times that fraudsters often conspire with corrupt
government officials to get fake property documents. False registrations, approvals, or certifications are all
part of this type of fraud. As this method is done in collaboration with the officials, enhancing the credibility of
documents becomes a much easier process for fraudsters.

List of documents to check to avoid property

fraud
Before making a purchase, a buyer must check a list of documents to avoid property frauds or legal
disputes. These documents include:

Title deed: Make sure that the title deed is in the seller’s name.

Sale agreement: Check that a proper sale agreement is available with details, such as terms and
conditions of the sale, price, payment schedule, and delivery date.

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Encumbrance certificate: Any liabilities or legal dues on the property can be checked through the
Encumbrance Certificate (EC). Make sure that the property is free from any outstanding loans or
mortgages.

Occupancy certificate: An occupancy certificate is issued by the municipality and condoms the
completion of construction as per the approved plans.

Completion certificate: This is another document issued by the municipality confirming the
completion of the property as per the approved plans.
Approved building plan: Make sure that the local municipality has confirmed the building plan of the
property.

Tax receipts: Verify that the owner possesses the latest tax receipts of the property.

No Objection Certificate (NOC): Make sure that proper NOC is available for water, electricity,
pollution control, and fire safety.

Power of attorney: Make sure to check the power of attorney. Especially if a property is being sold on
behalf of the owner.

Loan clearance certificate: In case at the time of purchase, the property is under a mortgage, ensure
to ask for a loan clearance letter from the owner.

Consequences of possessing fake property

documents
Possessing fake/forged property documents can lead to severe consequences such as:

Legal battles: Individuals who possess fake property documents can fall victim to unnecessary legal
troubles and may have to fight an extended battle to claim ownership of the property. Courts can annul the
fraudulent transaction, which can lead to severe financial burden on the owner and prolonged uncertainty.
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Financial loss: Severe financial loss is faced by someone in possession of fake property documents.
Recovering the invested funds or the property may prove difficult. Buyers may get overburdened with legal
expenses, further exacerbating their financial strain.

Loss of property: In many cases, it has been seen that individuals lose their property trying to fight fake
documents. The court may declare the property to be illegal, which will lead to a complete loss of assets.

Criminal charges: Having forged property documents can also invite criminal charges of fraud and forgery.
According to Section 468 of IPC, whoever commits forgery, intending that the document or electronic record
forged shall be used for the purpose of cheating, shall be punished with imprisonment of either description
for a term which may extend up to seven years, and shall also be liable to fine.

Steps to verify property documents

Verify title deed: Confirm that the title deed is authentic and matches the name of the current property
owner.

Check encumbrance certificate: Ensure that the encumbrance certificate is clear of any outstanding
mortgages or legal claims against the property.

Validate sale deed: Confirm that the sale deed is legally executed, properly registered, and reflects
accurate details of the transaction.

Confirm approved plan: Verify that the property’s construction adheres to the approved building plan from
local authorities.

Verify property tax receipts: Check that property tax receipts are up-to-date and reflect the current
ownership and payment status.

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Check occupancy certificate: Ensure that the property has a valid occupancy certificate, indicating that it
is suitable for living or use.

Investigate land use zone: Confirm that the property is in a designated land use zone as per local
regulations and zoning laws.

Verify the identity of the seller: Authenticate the seller’s identity and ensure that they are legally
authorized to sell the property.

Guide to verify property documents: Online &

offline methods
Below, you can get complete details on how to verify property documents online and offline. You can choose
to verify documents according to your convenience.

Online verification method

Individuals can verify the authenticity of property documents online. The online verification process is often
the first choice of individuals as it is faster, more convenient, and more accessible as compared to the
traditional offline method. Various states have launched their online verification portals in India. Using these
portals users can verify various records including title deeds, encumbrance certificates, and property tax
details. Below is the complete list of online property verification portals for states.

Name Website
Bhoomi (Karnataka) https://bhoomionline.co/
Dharani (Telangana) https://dharani.telangana.gov.in/
Mahabhulekh (Maharashtra) https://bhulekh.mahabhumi.gov.in/
AP Meebhoomi (Andhra Pradesh) https://meebhoomi.ap.gov.in/
Tamil Nadu e-Services https://eservices.tn.gov.in/
Bhulekh (Uttar Pradesh) https://upbhulekh.gov.in/
Delhi Land Records Management System (DLRMS) https://revenue.delhi.gov.in/revenue/land-records

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Steps to verify property documents online via state portals

Step 1: Access the portal

Visit the state-specific property records website for the property.

Step 2: Verify title deed

Find the title deed section on the portal.

Enter property details (e.g., survey number or plot number).
Check if the ownership details match the seller’s information.

Step 3: Check Encumbrance Certificate (EC)

Go to the EC section on the portal.

Enter details like the document number or property location.
Download and review the certificate for any legal claims.

Step 4: Verify sale deed

Search for the sale deed related to the property.

Check if the details (name, property size, transaction dates) match with the seller’s details.

Step 5: Check building plan

Find the building plan section on the portal.

Enter property address or survey number.
Ensure the plan matches the property and is approved by local authorities.

Step 6: Review property tax receipts

Locate the property tax section.

Enter the property ID or related details.
Confirm that all taxes are paid and up to date.

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Step 7: Verify Occupancy Certificate (OC)

Search for the Occupancy Certificate on the portal.

Ensure it shows the property is built with approved plans and is safe for living.

Steps to verify property documents offline via government offices

Property documents can also be verified offline to confirm their authenticity. You can visit the government
offices that handle property records and compliance. Here is how you can perform the property document
verification offline.

Department/Office Document/Certificate Steps for verification

– Request a certified copy of the
title deed.
Title Deed
– Verify the seller’s name and
chain of ownership.

– Apply for an Encumbrance

Certificate.

Encumbrance Certificate (EC)

Sub-Registrar’s Office – Check for any outstanding
mortgages, loans, or legal
disputes.

– Confirm the sale deed is

registered and accurate.

Sale Deed
– Ensure all required signatures
are present.

– Request a copy of land records.

Land Records (Jamabandi/ROR)

– Verify ownership details and
property boundaries.

– Check mutation records to

Revenue Department Mutation Records confirm the property is registered
under the current owner.
– Obtain a Land Use Certificate.

Land Use Certificate

– Ensure the property complies
with zoning laws.

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– Request a copy of the approved

building plan.

Approved Building Plan

– Verify construction approval
and adherence to local codes.

– Obtain an Occupancy
Certificate.

Municipal Corporation Occupancy Certificate (OC)

– Confirm the building is safe and
complies with the approved plan.

– Verify that property taxes are

paid.

Property Tax Receipts

– Confirm details and ownership
in municipal tax records.

– Review the agreement between

the builder and authority.

Development Agreement
– Check for necessary approvals
and regulation adherence.

– Obtain a Completion Certificate.

Development Authority

Completion Certificate
– Confirm construction meets
regulatory requirements.

– Check for a No Objection

NOC from Development Authority Certificate to ensure compliance
with local laws.

Housing.com POV
Just as important as it is to know how to identify fake property documents, it’s a boon to know how to verify
the authenticity. Fake property documents are not just a cause of concern for the seller but also for the
buyers as forged documents can attract hefty fines, loss of property, and even imprisonment. Hence, you
must be very cautious before buying or selling a property and ensure the authenticity of property
documents.

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2/12/25, 10:57 AM How to know if property papers are genuine or fake?

FAQs

How to identify fake property documents?

You can verify the authenticity of documents with the local sub-registrar's office. If needed, consult a
legal expert in such matters.

Can a property have multiple owners?

Yes, a property can have multiple owners. This type of property is known as jointly owned property.

How to verify ownership of a property?

You can easily verify the ownership of a property by looking at the property documents, such as title
deeds, property tax receipts, and encumbrance certificates.

Can a co-owner sell a property?

A co-owner can sell his/her share of property, but he must obtain the consent of the other owners. Selling
the entire property requires the signatures of all owners.

Can a disputed property be sold?

No, a disputed property cannot be sold. In Indian law, selling a disputed property without the consent of
all owners is not allowed.

Got any questions or point of view on our article? We would love to hear from you. Write to our
Editor-in-Chief Jhumur Ghosh at [email protected]

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