Diligence should be shown, not claimed.
Six discrete stages, each separately tracked, each with a status you can see. This is the page our competitors are least likely to publish, because most do not have a process to show.
Two-thirds of civil litigation in India is about property.
That figure — cited by the Supreme Court and by NITI Aayog — is the entire reason this business exists. A land dispute takes years to resolve, and it almost always begins with something that was checkable before the money moved: a break in the chain, a missing release deed, an access route that existed by tolerance rather than by record.
Diligence is not complicated work. It is patient work, done in a specific order, by someone with no incentive to find nothing. What follows is exactly how we do it — the documents we collect, the checks we run, and the findings that make us tell a client to walk away.
Three rules we do not bend
- We pull the records ourselves.The encumbrance certificate comes from Kaveri 2.0 and the RTC from Bhoomi, obtained by us. A seller’s printout is evidence of nothing — it can be altered in minutes.
- We state what we could not check. Scope limitations go in the report body, not a footnote. A diligence report that reads as though everything was verified is usually a report where something was not.
- We do not soften a finding to save a deal. The report is written to be forwarded to your bank or your partner. That only works if it says the same thing to them as it says to you.
Six stages. Open any one to see exactly what happens in it.
Each stage has its own inputs, its own checks, its own output document, and its own typical duration. The findings listed under each stage are the ones that end a deal there.
We start by taking custody of the paperwork — the original mother deed, every sale deed since, and identity proof for whoever claims to own the land. Nothing is verified yet at this stage. What we are establishing is a dated, complete record of exactly what we were handed, so that if a document appears later that was not in the original set, we know it appeared later.
What we collect
- Mother deed and all subsequent conveyance deeds
- Seller KYC — Aadhaar, PAN, or company records and board resolution
- Latest tax paid receipt and khata / e-Khata extract
- Any existing survey sketch, tippani or akarband
What we check
- Every document in the chain is present, or the gap is recorded explicitly
- Names on deed, KYC and revenue record are reconciled including spelling variants
- Power of attorney, if any, is examined for scope and validity
What you get: A dated document register — the file baseline everything later is measured against.Findings that stop a deal here- Seller can produce only photocopies of the mother deed
- A general power of attorney is being used in place of ownership
Why it is six stages, not one black box
Six distinct, visible stages mean a landowner or developer always knows exactly where their parcel stands. A stage that stalls or gets flagged is immediately obvious, rather than buried inside a single "under review" status that tells you nothing about whether the delay is a slow Sub-Registrar office or a problem with your title.
Typical end-to-end turnaround: 20–38 days — excluding time we spend waiting on a document only you can supply, which we exclude from our published averages rather than quietly absorbing into them.
The numbers we would rather not publish.
Nearly a third of the parcels that reach us carry a finding serious enough that we tell the client to walk. Publishing that is uncomfortable and it is the point: a diligence firm that never flags anything is not doing diligence. Updated monthly, never restated downward.
Where parcels fail
Findings by stage. Stage 2 is the single biggest filter — most parcels that fail, fail on the title chain or the encumbrance behind it.
- 1Intake412−11
- 2Title & EC401−39
- 3Revenue & zoning362−26
- 4Litigation336−23
- 5Physical313−29
- 6Report271
Why parcels fail
Disqualifying findings, most common first. Access and buffers together account for more failures than fraud does — the mundane problems are the expensive ones.
- Break or defect in the title chain31
- No recorded access — landlocked in law24
- Buffer zone intersects the parcel (rajakaluve, lake, HT line)21
- Subsisting litigation or undisclosed partition claim18
- Revenue record does not reconcile with title15
- Measured extent materially short of deed extent11
- Subsisting encumbrance with no recorded release8
How these numbers are counted
Every parcel that enters stage 1 is counted, including mandates later withdrawn by the client. A parcel is "flagged" when a stage produces a finding that we consider disqualifying for the client's stated intent — not merely a defect that can be cured. Turnaround is measured from intake to the date the certificate is issued, and excludes time where we are waiting on a document only the client can supply. Figures are updated monthly and never restated downward.
A dated certificate you can forward.
Not a phone call, not a verbal comfort, not a WhatsApp message saying it looks fine. A document with a reference number, a decision, the evidence behind it, and a validity period.
A single decision
Verified, or Flagged with the specific reason. No third category, and no hedging language that leaves you to interpret it.
Evidence, traced
Every finding tied to a registered document number or a dated site observation. You can check our work.
Stated scope limits
What we could not verify and why — the pre-2004 gap, a document only a court can produce, a co-owner we could not reach.
Shareable and dated
Issued with a reference number and a defined validity period, so a lender or a buyer can rely on it.
Send a survey number. Get a preliminary read.
The first review is free and takes a couple of days. We look at what you have, tell you what is missing, and tell you honestly whether the parcel is worth the cost of full diligence. Roughly a third of the time, our answer is that it is not.
If you would rather work through the checks yourself first, the same protocol is available as a printable checklist — download the verification checklist →
Request a free verification review
Survey number and location is enough to start. Everything else we can pull ourselves.
Send the survey number on WhatsApp