Legal & Documentation
Maharashtra Property Legal Due Diligence Checklist: 7/12, Property Card, OC & Index-II
Essential legal verification guide for anyone buying commercial or residential property in Mumbai, Thane, Navi Mumbai, or Pune.
By VantageProp Research Desk · · 1 min read
Quick answer
- Always conduct a 30-year Title Search Report through an independent real estate advocate.
- Never acquire a commercial asset for rent-generation without verifying the Occupancy Certificate (OC) and approved commercial user classification.
- Verify that the Lease Agreement is duly stamped and registered with the Sub-Registrar of Assurances (Index-II).
Land & Ownership Records in Maharashtra
In urban municipal limits (like Mumbai Island, Suburbs, and PMC/PCMC limits), ownership is recorded on the Property Card (Malmatta Patrak) maintained by the City Survey Officer (CTS). In developing corridors, industrial zones, and peripheral belts (such as Chakan, Bhiwandi, or Hinjewadi outskirts), verify the 7/12 Extract (Satbara Utara), Mutation Entries (Ferfar / Form 6), and Non-Agricultural (NA) Order.
Mandatory Building & Statutory Approvals
Before signing a Letter of Intent (LOI) or paying token earnest money, verify the following mandatory documents:
- Occupancy Certificate (OC) & Building Completion Certificate: Confirms the structure is built per sanctioned plans and fit for commercial occupation.
- Commencement Certificate (CC) & IOD (Intimation of Disapproval): Essential if buying an under-construction commercial asset.
- RERA Registration on MahaRERA Portal: Check litigation history, Carpet Area definition, and promoter track record.
- No-Dues Certificate from Society / Commercial Condominium & Municipal Property Tax receipts.
- Fire NOC & Environmental Clearance (mandatory for IT parks, high-street F&B retail, and Grade-A warehouses).
Encumbrance & Charge Verification
Check the Sub-Registrar Index-II records and CERSAI / ROC (Registrar of Companies) charge filings to confirm the property is free from undisclosed bank mortgages, lis pendens (court disputes), or tax attachments.
Frequently asked questions
Which documents should I check before buying commercial property in Maharashtra?
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The Property Card or 7/12 extract, the Occupancy Certificate (OC), Commencement Certificate, MahaRERA registration, society no-dues and property tax receipts, Fire NOC, and Index-II records for encumbrances.
What is the difference between a Property Card and a 7/12 extract?
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In urban municipal limits such as Mumbai and PMC/PCMC, ownership is recorded on the Property Card maintained by the City Survey Officer. In developing and industrial belts such as Chakan or Bhiwandi, ownership is shown on the 7/12 extract along with mutation entries and the NA order.
How far back should a title search go?
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A 30-year title search report through an independent real estate advocate is recommended before any purchase.