Buying property in Agra is a once-in-a-lifetime decision involving 30–50 lakh of your hard-earned money. One wrong document and you can lose everything. Use this legal checklist before signing anything.
1. Title Verification (30-Year Search)
Check ownership history of the land for the past 30 years through the Sub-Registrar Agra office. The property must be clearly in the seller's name with no breaks in chain of title.
2. Encumbrance Certificate (EC)
Ensures the property has no pending loans, mortgages or legal disputes. Get EC from Tehsil/Sub-Registrar for last 13–30 years.
3. Khasra, Khatauni & 6/12 Records
- Khasra number matches the plot
- Khatauni shows current owner
- Land use is residential/commercial as claimed
4. ADA / Nagar Nigam Approval
For flats and colonies — Agra Development Authority (ADA) layout approval and Nagar Nigam map sanction are mandatory. Avoid unauthorised colonies.
5. RERA Registration
For projects of 8 units or more, UP RERA registration is compulsory. Verify on up-rera.in before booking.
6. NOC Checklist
- NOC from society / builder
- NOC from existing bank (if mortgaged)
- NOC from Pollution / Fire / Lift authorities (commercial)
7. Property Tax & Bills
All property tax, water, electricity bills should be cleared. Take latest paid receipts from the seller.
8. Sale Agreement & Registration
Get the agreement vetted by a property lawyer. Pay stamp duty (7% in UP) and register at Sub-Registrar Agra office. Insist on biometric verification of seller.
9. Possession & Mutation
After registration, apply for mutation (Dakhil Kharij) in your name at Tehsil. Without mutation, the property is not legally yours in revenue records.
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