Ultimate Checklist for Buying a Flat in India

Published on: July 16, 2025

Buying a flat (apartment) is a big step. As a first-time homebuyer, plan carefully before you start. Before you shop, set a clear budget: calculate how much you can afford for the down payment (typically 10–20% of the price) and the monthly EMI. Check your credit score and get pre-approved for a home loan. Remember to include all hidden costs – stamp duty, registration fees, property taxes, maintenance and legal fees – when you tally your budget. Also, look for any government schemes (e.g. PMAY) that could give you interest-rate subsidies.

• Location & Property Type: Choose a neighbourhood with good schools, hospitals and transport, and promising growth. Decide between a new vs. resale flat. New (under-construction) projects often have modern amenities and RERA protection, but may cost more and can face delays. Resale flats are usually more affordable and immediately available, though older flats (OC issued before May 2017) may lack RERA coverage and could need more repairs.

• Builder/Developer Credibility (for new flats): Research the developer’s reputation. Check their track record of completed projects, delivery timelines and quality. Read online reviews and ask current residents about their experience. Prefer reputed builders (CREDAI members or with awards) who follow ethical practices.

• Project Approvals and RERA: For any flat, ensure the project has all necessary approvals. Ask for the sanctioned building plan and construction permissions from the local authority. Every under-construction project must be RERA-registered – obtain the RERA registration number and verify it on your state’s RERA portal. RERA rules (since 2017) mandate transparency and protect buyers from developer delays or fraud. Never pay the full price upfront for an unfinished flat – insist on stage-wise payments linked to construction milestones.

• Title and Legal Verification (for resale flats): For second-hand flats, verify the title thoroughly. Gather all past sale deeds and check the ownership chain. Obtain an Encumbrance Certificate (EC) from the registrar’s office covering at least the last 15–30 years. A “nil encumbrance” EC means no mortgages, loans or legal claims exist on the property. Also collect property tax receipts and ensure all dues (taxes, society maintenance) are paid. Get a No Objection Certificate (NOC) from the housing society (and from the bank if the flat was mortgaged) to confirm no pending liabilities.

• Essential Documents: Compile the key papers before signing anything. These include the sale deed/title deed (showing the seller’s ownership), the draft Agreement to Sell (detailing the price and payment schedule), and – for new flats – the builder’s allotment letter (flat details and payment plan). At handover, you should receive a possession letter from the builder confirming the handover date. Always verify Completion and Occupancy Certificates: the CC proves the building was constructed as per approved plan, and the OC (issued by municipal authorities) confirms it is legally fit to occupy. Finally, double-check the Encumbrance Certificate, approved building plan and RERA registration certificate.

• Property Inspection: Before finalizing the deal, inspect the flat and building carefully. Look at everything in person – photos aren’t enough. Check interiors (floors, walls and ceilings) for cracks, stains or dampness. Ensure doors and windows open/lock smoothly and allow good ventilation. Run all taps and flushes: verify water pressure and make sure there are no leaks. Turn on lights, fans and other appliances to confirm electrical switches and outlets work without tripping breakers. Note any defects (peeling paint, loose tiles, seepage, etc.) and get the seller or builder to fix them before moving in.

Figure: Inspect the flat’s interiors (floors, walls, ceilings) for cracks, unevenness or damp spots.

• Final Agreement & Payments: Once satisfied, draft and sign the sale agreement (or builder-buyer agreement) in the presence of a lawyer. Make sure the terms (price, payment schedule, possession date) are crystal clear. Maintain receipts for every payment and avoid cash transactions when possible.

• Registration and Handover: Legally transfer ownership by paying the applicable stamp duty and registration fee (rates vary by state). Submit the signed sale deed at the Sub-Registrar office; once registered, ownership moves to you. Coordinate with the seller (or builder) to complete all financial settlements and take possession on the agreed date. At handover, conduct one last joint inspection. Obtain all relevant documents (original sale deed, CC/OC, NOCs, builder’s guarantee/warranty papers, etc.). For new flats, get the builder’s official possession letter.

• Post-Purchase Formalities: After possession, immediately apply for mutation in local municipal records (updating the owner’s name and property tax liability). Settle any pending utility bills and apply to transfer electricity/water/gas connections to your name. If the building has a society, pay the membership fee and obtain your share certificate or key membership documents. Finally, consider taking home insurance to protect your new asset from fire, theft, or natural disasters.

Buying a home involves many steps, but this checklist can help you stay organized. By planning your finances, verifying the builder or title, checking legal approvals, inspecting the property, and completing registration, you can minimize risks and enjoy your new home with confidence. Always err on the side of caution – when in doubt, consult a trusted lawyer or real-estate expert to review the paperwork. Good luck with your flat purchase!
Sources: We have compiled guidance from real-estate experts and official guidelines on home buying and property registration in India