Property Consultancy

Proving the title before money moves.

Diligence is only worth what its independence is worth. Records are pulled directly from the source — the encumbrance certificate from Kaveri, the revenue record from Bhoomi, litigation from eCourts — never accepted as the seller's printed copy. The finding is reported exactly as found.

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The protocol

Four stages, each one answering a question.

A single "under review" status tells you nothing about whether a delay is a slow Sub-Registrar office or a problem with your title. Four named stages mean you always know which question is currently being answered, and a stage that stalls is visible rather than buried.

Typical end-to-end: 15–29 working days, excluding time waiting on a document only you can supply.

Documents & Ownership

Does the person selling this actually own it?

We take custody of the paperwork and establish a dated record of exactly what we were handed — the mother deed, every sale deed since, and identity proof for whoever claims to own the land. Nothing is verified yet. The point is that if a document appears later that was not in the original set, we know it appeared later.

What gets checked

Every document in the ownership chain is present, or the gap is recorded explicitly
Names on the deed, the ID and the revenue record are reconciled, spelling variants included
Any power of attorney is examined for scope and validity, not taken at face value
Latest tax receipt and khata extract on file

Ends the deal

Only photocopies of the mother deed exist
A general power of attorney is being used in place of ownership

Title, Encumbrance & Zoning

Is the title clean, and can I use the land for what I intend?

We trace ownership back thirty years, which is the period a buyer is expected to establish under Indian conveyancing practice, and pull the encumbrance certificate ourselves rather than accepting the seller's printed copy. A printed certificate can be altered in minutes; one pulled at source cannot. We then check what the land is actually zoned for, because land that cannot legally be used for your purpose is worth far less than the price being asked.

What gets checked

Thirty-year chain reconstructed with no unexplained break in ownership
Every mortgage, lien and charge traced through to a recorded release
Revenue record and deed reconciled on both owner and extent
Conversion status and zoning confirmed for your intended use, plus buffer zones — drain, lake, high-tension line, highway setback

Ends the deal

A subsisting mortgage with no recorded release
The parcel sits inside a buffer zone that no setback can cure

Disputes & Site Check

Is there a case pending, and is the land physically what the paper says?

A dispute can sit in a court for years without ever surfacing in the paperwork a seller shows you, so we search by party name and by survey number, and treat a suspiciously recent change to the revenue record as a flag in its own right. Then we walk the boundary. Paper tells you what the land is supposed to be; only a site visit tells you what it is — including whether there is a legal road to it, or merely a path the neighbour currently tolerates.

What gets checked

Court, revenue-court and acquisition-notification searches, coverage stated explicitly
Any change to the record inside the last twelve months cross-verified at source
Licensed survey against the sketch, with encroachment checked in both directions
Recorded access to a public road, plus water and power availability

Ends the deal

A pending partition or title suit naming the parcel
No recorded access — landlocked in law even if reachable in practice
Measured extent materially short of the deed extent

Written Report

What is the answer, in writing, that I can show my bank?

You get a document, not an opinion over the phone. It states a position, the evidence behind it, the specific things we could not verify and why, and the date it was issued. It is written to be forwarded — to a lender, a partner or a buyer — which is exactly why a finding does not get softened to make a deal easier.

What gets checked

Every finding traced to a source document or a dated site observation
Scope limitations stated plainly rather than buried in a footnote
One unambiguous position: clear, or flagged with the reason
Signed off by the advisor who owns the file

Before you pay anybody

Six things you can check yourself.

None of this replaces diligence. All of it can be done in an afternoon, and any one of them failing is a reason to stop before money moves.

Ask to see the original mother deed, not a photocopy.

The mother deed is the root of the ownership chain. Everything after it depends on it being genuine.

The original is produced, and the seller is relaxed about it being examined.

Only photocopies exist, or the original is permanently "with the bank" or "with a relative".

Pull the encumbrance certificate yourself, from the portal.

It lists mortgages and charges registered against the property. A copy handed to you can be edited; one you pull cannot.

Your own copy matches what you were told, and every charge shown has a release.

You are discouraged from pulling it, or a charge appears that was never mentioned.

Check the revenue record against the deed — owner name and extent.

The deed and the government record disagree more often than people expect, and the mismatch is the seller's problem to fix before sale, not yours after.

Owner and extent match, and any recent change has a clear explanation.

The record still names a predecessor, or the extent is short of the deed.

Confirm the zoning for what you intend to do, not what is being done now.

Land that cannot legally carry your intended use is worth a different price from the one being quoted.

The governing authority is named and the permitted use is confirmed in writing.

"Conversion is a formality" — said verbally, with no application on record.

Establish that the access road is recorded, not merely used.

A parcel reachable only across a neighbour's land is landlocked in law, and becomes unusable the day that neighbour sells.

The access traces back to a recorded public road, with width confirmed.

Access is "through the field" or depends on a verbal understanding.

Walk the boundary before you pay anything.

Encroachment runs in both directions, and neither shows up on paper.

The boundary on the ground matches the sketch within survey tolerance.

Nobody will meet you at the site, or the corners cannot be pointed out.

What you receive

A document, not an opinion over the phone.

A thirty-year title chain, each link sourced to a registered document number
Encumbrance, revenue record and zoning position pulled independently
Litigation and acquisition-notification search by party name and survey number
A licensed survey and physical boundary check against the tippani
A dated report stating a clear position, including what could not be verified

One next step

Send us the survey number, and what you hold.

The first read costs nothing. We tell you what is missing from the file and whether the parcel is worth full diligence, before anything is quoted.

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