Check the papers before you pay
Do not pay a big amount until a lawyer has looked at the ownership papers.
Property Buying Guide
A Simple Guide to Buying Property
Buying a home is a big decision. This guide explains each step in plain words, from setting your budget to checking the area, the papers and the payment. It is written for buyers in Mumbai, Maharashtra and India, and the steps apply in any Indian city.
- Manually Reviewed Local Agents
- Talk to agents directly
- Plain-English steps
How Do You Buy a Property? The Short Answer
First, fix your total budget, including the extra costs, and check how much loan you can get. Next, choose an area and visit it more than once. Then check the papers with a lawyer. Only after that, agree the price, pay a small token, sign a written agreement and register the property.
Visit more than once
See the home in the morning, in the evening and, if you can, after heavy rain.
Get everything in writing
Price, parking, possession date and repairs should be on paper, not just spoken.
Selling a property instead? Read the Selling Guide
Your Real Budget Is More Than the Price
It is easy to plan only for the price. Keep room for these costs too.
Property price and booking
The agreed price. Ask what is included, such as parking.
Stamp duty and registration
Government charges paid when the property is registered. They are usually paid by the buyer. Rates change and differ by state, so ask your agent or lawyer for the current amount.
Agent fee
The fee is agreed between you and the agent. Ask about it early and keep it in writing.
Society charges
Some societies charge a transfer fee or a deposit. Ask what applies before you agree.
Loan costs
Banks may charge processing, valuation or insurance fees. Ask for the full list.
Move-in costs
Repairs, painting, furniture and shifting can add up.
Buying a new project? GST may apply, and builders may add parking or club charges. Ask for the full cost sheet in writing.
Home Loan Basics
Ask before you shop
Ask your bank how much loan you can get before you start visiting properties.
Keep your own money ready
A loan does not cover everything. Keep the rest, plus the extra costs, ready.
Choose an EMI you can always pay
Pick an amount that is still comfortable if your expenses go up.
Banks also check the property's papers, so unclear papers can delay a loan. For tax, legal or loan advice, please speak to the right professional.
Buying in 8 Simple Steps
Three phases: plan, check, then commit. Do not skip ahead to paying before you have checked.
Plan
Steps 1 to 3
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Fix your total budget
Add the extra costs to the price. Then ask a bank how much loan you can get.
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Choose your area
Pick two or three areas you can reach easily every day. Visit them before you fall for a flat.
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Make a shortlist
Compare a few properties on price, size, floor and papers.
Check
Steps 4 to 6
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Talk to a local agent
Ask about the road, the society and the usual price nearby.
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Visit more than once
Go at different times of the day. Use the scorecard on this page.
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Check the papers
Ask a lawyer to check the ownership papers before you pay anything big.
Commit
Steps 7 and 8
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Negotiate and pay a token
Agree the price, then pay a small token and take a written receipt.
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Sign, register and move in
Sign a written agreement, finish your loan and registration, and take possession as agreed.
The Micro-Location Check
Two flats a kilometre apart can feel very different to live in. This is true in every city, and most of all in busy, fast-growing suburbs. Before you fall for a flat, check the street it sits on.
Commute and roads
How long does it take to reach the station, bus stop or highway at peak hour? Is the road in front wide enough for two cars to pass?
Water and monsoon
Does the road or the building get waterlogged in heavy rain? Is water supply regular, or does the society depend on tankers?
The society
How old is the building? Are repairs or redevelopment being discussed? Are maintenance dues clear?
Daily needs
Are schools, a hospital, a market and a pharmacy within easy reach? Can you get an auto or bus late in the evening?
Noise and safety
How does the road sound at night and during festivals? Is the lane well lit and does it feel safe after dark?
What is coming nearby
Ask about new construction, road work or transport plans. Confirm them with official sources before you rely on them.
Visit at Three Different Times
Weekday morning
Watch the rush: traffic, crowded trains or buses, and how long the trip takes.
Evening
See the street after work hours: noise, lighting, parking and how safe it feels.
After heavy rain
Check for water on the road and damp in the building. Not rainy season? Ask neighbours and the security guard.
Property Visit Scorecard
Keep this open on your phone during a visit. Tick each point as you check it. Nothing you tick is saved or sent anywhere.
Papers to Check Before You Pay
Ask to see these papers, and ask a lawyer to check them. This list helps you ask better questions. It is not legal advice.
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Ownership papers
The sale deed or agreement. The seller's name must match their ID and the other papers.
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Chain of earlier papers
Earlier agreements show how the property reached the seller. Ask your lawyer to check them.
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Society share certificate
Shows that the seller is a member of the housing society.
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Society permission (NOC)
Some societies must approve a sale. Ask to see the letter.
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No-dues letter
Shows that maintenance and other society dues are paid.
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Occupancy certificate (OC)
Shows the building was approved for people to live in. Ask if it is available.
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Property tax and bills
Recent receipts show what is paid and who pays it.
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Seller's loan papers
If the seller has a loan, ask how and when it will be closed and the papers returned.
Names and rules differ from state to state. A housing society may be called an apartment owners' association or a resident welfare association (RWA) in some cities. Your local agent or lawyer can tell you which papers apply where you are buying.
Buying a New Project? Check These Too
New homes come with a builder's agreement and a project registration.
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RERA registration number
Ask for the project's number and check it on your state's official RERA website.
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Approved plans
Ask to see the plans and permissions the builder holds.
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The builder's agreement
Read it fully, especially payments, the possession date and what happens if it is late.
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Promised extras
Parking, amenities and fittings should be written in the agreement, not only in the brochure.
Resale Flat or New Project?
Neither is better for everyone. Here is how they differ in plain words.
| Topic | Resale flat | New project |
|---|---|---|
| What you see | The actual home, ready to visit. | Often a sample flat or a plan. The home may not be built yet. |
| Possession | Usually sooner, once the papers and payment are done. | On the date in the agreement. Ask what happens if it is late. |
| Payment | Agreed with the seller, in writing. | In stages set out in the builder's agreement. |
| Key papers | Ownership papers, society papers, occupancy certificate. | RERA registration, approved plans, the builder's agreement. |
| Main thing to check | Unpaid dues, unclear ownership, society permission. | Delay in possession, and changes from what was promised. |
| Extra costs | Society transfer charges and repairs. | GST may apply, plus parking, club or other charges the builder adds. |
A local agent can tell you which kind of home is available in your area and budget. Browse Properties
How to Choose the Right Local Agent
A local agent knows the road, the society and the usual price nearby. Ask good questions, and expect clear answers.
Questions to Ask About the Property
Ask your agent these before you decide.
What is the final asking price?
Confirm the current asking price and what is included in it.
Are there any additional charges?
Ask whether maintenance, parking, transfer or other charges may apply.
What is the property age?
Knowing the approximate age can help you ask better questions about condition and maintenance.
Is parking included?
Confirm whether parking is available and whether it is included with the property. Ask for this in writing.
What is the possession or availability status?
Ask when the property is available and whether it is ready for possession or currently occupied.
Are there maintenance charges?
Ask about regular maintenance charges and what they generally cover.
What documents are available?
Ask which ownership, approval and property-related documents can be shown for checking.
Can another visit be arranged?
If needed, ask for another visit before you make a final decision.
Manually Reviewed Local Agents
Agent profiles on LocalAgent go live only after our team reviews them manually. A review is not a guarantee, so please ask your own questions before you decide.
About LocalAgentQuestions to Ask the Agent
- Do you work in this area, and do you know this road and society?
- Have you helped buyers with similar homes nearby?
- Will you tell me about problems with the property, not only the good points?
- What is your fee, and will you put it in writing?
Be careful if an agent
- Rushes you to pay a token today
- Will not show or discuss the papers
- Promises a price rise or guaranteed returns
- Asks you to pay in cash or into a personal account
Pay Safely: The Right Order
Money should move in small steps, and only after each check is done.
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Check the papers first
Do not pay any big amount before a lawyer has looked at the papers.
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Pay a small token
Take a written receipt with the date, property, price and terms.
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Sign a written agreement
It should list the price, dates and payment stages. Ask your lawyer about registering it.
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Pay by bank, keep proof
Use a bank transfer or cheque to the account named in the agreement. Avoid cash.
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Pay the balance as agreed
Pay the final amount only at the stage the agreement names, such as registration or handover.
Stop and think if
- Someone says the offer ends today
- The seller will not show the original papers
- You are asked to pay into a personal account that is not in the agreement
- The deal is only spoken, with nothing in writing
Common Mistakes to Avoid
Most of these are easy to avoid when you slow down and check.
Falling for photos and one visit
Photos hide noise, damp and traffic. Visit more than once, at different times.
Stretching your budget to the limit
Keep room for extra costs and for months when your expenses rise.
Paying a token before checking papers
Once money is paid, it can be hard to get back. Check first.
Believing spoken promises
Parking, possession date, repairs and society permission should all be in writing.
Ignoring society charges and rules
Ask about maintenance, transfer fees, dues and rules before you decide.
Skipping the area at its worst time
Check the area at night, at peak hour and after heavy rain.
Find Agents by Area
Buying is easier when your agent knows the road, the society and the local price range.
Frequently Asked Questions About Buying Property
Quick answers to the questions buyers ask most.
How do I start buying a property in India?
Start with your total budget and the areas you can reach easily every day. Then visit those areas, talk to a local agent who knows them, and shortlist a few properties. The steps are the same in every city, but local rules and practice can differ, so ask for advice on your area.
How much money should I keep aside beyond the property price?
Plan for stamp duty and registration, the agent fee, society charges, loan costs, and repairs or moving costs. Ask your agent or lawyer for the current amounts in your state, because rates and charges change and differ from state to state.
Do property rules and charges change from state to state?
Yes. Stamp duty, registration charges and some rules are set by each state, and practice can differ by city. For example, the rates in Maharashtra are not the same as in other states. Ask a local agent or lawyer for the rules where you are buying.
How do I check the seller and the papers before buying a resale flat?
Check that the seller's name on their ID matches the ownership papers and the society share certificate. Ask to see the society permission (NOC), the no-dues letter, the occupancy certificate and recent tax and utility bills. Ask a lawyer to check the chain of earlier papers before you pay any big amount.
What should I check if I buy a new project?
Ask for the project's RERA registration number and check it on your state's official RERA website, because each state has its own. Also read the builder's agreement fully, see the approved plans, and get promised extras written into the agreement.
What is a token amount, and can I get it back?
A token is a small advance that shows you are serious. Whether it can be returned depends on what you and the seller agree in writing, so take a receipt and ask your lawyer if you are unsure.
Should I buy a resale flat or a new project?
Neither is better for everyone. A resale flat is ready to see and often available sooner. A new project may offer newer facilities but comes with a possession wait. Compare both against your budget and timeline.
How many times should I visit a property?
At least twice, at different times of the day. Try one visit in the evening, and if you can, see the area after heavy rain. Bring the scorecard on this page.
Can I get a home loan for any property?
Not always. Banks check the property and its papers as well as your income. Talk to your bank early, and ask what papers it needs for the property you like.
How do I know if a locality suits me?
Check the commute, water supply, the society, daily needs, noise and safety. Visit at different times, speak to residents and ask a local agent who works in that area.
Do I need an agent to buy a property?
It is your choice. A local agent can show you suitable properties, explain the area and help you understand the steps. This can be useful if you are buying for the first time or in a new area.
How does LocalAgent help buyers?
LocalAgent helps you find manually reviewed local agents and browse properties. You can look at agent profiles and contact agents directly. LocalAgent does not sell properties itself and cannot guarantee any property or deal, so always check the papers yourself.
Ready to Start With a Local Agent?
Find a manually reviewed local agent who knows the area you like and can walk you through each step.