Documents to check before buying an under-construction flat
The short answer
Before you book, ask for the RERA registration number, the land title deed, the approved building plan, the commencement certificate, the encumbrance certificate and the draft builder-buyer agreement. Have a lawyer read the agreement. If anything is missing or the details do not match, do not pay an advance.
The documents to ask for
- RERA registration. Check the project number on the Bihar RERA portal and match the promoter and completion date. Our RERA guide has the steps.
- Title deed. It shows the developer’s ownership of the land and the right to develop it. A property lawyer should validate it.
- Approved building plan. Confirm the municipal authority has sanctioned the layout, height and design.
- Commencement certificate. It shows the authorities have permitted construction to begin.
- Encumbrance certificate. It confirms the land has no outstanding legal dues or mortgages.
- Approvals and NOCs. Ask for the clearances from the relevant departments, such as fire, environment and pollution control.
- Builder-buyer agreement. Ask for the draft before you pay the booking amount.
What to read in the agreement
- The specifications and the carpet area of your unit.
- The payment schedule and what each instalment is linked to.
- The possession date and the compensation for delay.
- The cancellation and refund terms.
- Any right of the builder to change the plan, and how buyers are told.
Habits that protect you
- Keep a receipt for every payment, and pay in a way that leaves a record.
- Pay in line with construction progress. Home loans are usually released in stages against progress (Housing.com).
- Visit the site and, if you can, an earlier project by the same developer to judge quality and timeliness.
- Compare the original plan with any later amendment.
Red flags
No RERA number, a number that does not match the portal, a reluctance to share the agreement draft, or pressure to pay quickly. In any of these cases, stop and ask for the paper in writing. The comparison with a finished flat is in ready-to-move vs under-construction.
Frequently asked questions
Which document proves a project is legal?
No single paper does. The RERA registration, approved plan, commencement certificate and clear title together do.
What is an encumbrance certificate?
It shows whether the land has outstanding legal dues or a mortgage.
Should a lawyer read the agreement?
Yes. Housing.com advises having a legal expert check it, including RERA compliance.
Can I pay the booking amount before seeing the papers?
We advise against it. Ask for the documents first.
Send us the papers you have received on WhatsApp and we will go through the checklist with you.
Message us on WhatsAppPlease note: This post is a general guide only. It is not legal, tax or financial advice. Narsimha Property Consulting is a consultant, not the developer, and every buyer is responsible for their own due diligence. Please check all figures and papers with official sources and your own advisers.
Sources
पहले देखिए। फिर तय कीजिए।See it first. Then decide.
WhatsApp पर बताइए, हम site visit तय कर देते हैं। पैसे की कोई बात visit के बाद।Tell us on WhatsApp and we set up a site visit. Money comes up only after you have seen it.