How to Check if a Property Is Legally Approved in Tamil Nadu

Verifying the ownership documents is  important to check if a property has a clear title and necessary approvals. The most important things to verify  before buying property is

• verifying the sale deed, needs to be filed with the local sub-registrar is most important step
• Check  and examine the mother deed to trace the chain of ownership and obtain an Encumbrance Certificate (EC) to ensure there are no mortgages, liens, or legal disputes on the property.
• Verify all  necessary and applicable property taxes are paid up to date .
•  Get No Objection Certificates (NOCs) from banks or  other financial institutions if applicable .
• Verify the land-use, boundaries and zoning permissions with the municipal authority,
•  check that building plans are approved, and confirm the existence of a Completion Certificate (CC) or Occupancy Certificate (OC) to ensure the construction meets safety and legal standards.
•  Conduct a physical inspection to verify boundaries, look for encroachments, and compare them with the documents. 
• Make sure to Verify the seller’s identity and authority to sell, especially if there are several owners. 
• Examine all documents  and ongoing things and it is advisable to hire a qualified real estate lawyer to conduct legal due diligence.
•  Check for ongoing litigation, and ensure compliance with local laws.
• Finally, cross-check the property history with neighbours and local authorities, and 
• To legally validate ownership proceed  to buy after confirming stamp duty payment and proper registration.

The property has a clear title and is legally safe to buy that includes these comprehensive process thorough approach combining document verification, approvals check, physical inspection, and legal review

Why are property documents matters?  

Before explaining how to access the property documents, let us first describe what these documents entail and explain their importance.

Property documents consist of sale deeds, gift deeds, lease agreements, and Encumbrance Certificates (ECs). These  records or documents confirm ownership or transfer of rights to property. It is important  to  check them because:

• Verify Ownership: Make sure the seller actually owns the property to protect yourself from losing money .  
• Spot Encumbrances: legal claims against the property, such as debts, loans, or disputes.
• Prevent Fraud: property fraud happens very sadly but it is true, Checking documents may help you identify serious warning signs early.  

To put it in perspective, buying a property without checking its documents is like purchasing a used phone without ensuring that it isn’t locked to another carrier. There is a good chance you could end up with a lot of issues. Let’s ensure that doesn’t happen to you. 

Also read:What does a 1.5 BHK Apartment mean?

How to know  about the property information: 

TNREGINET (short for Tamil Nadu Registration Inspectorate General) is the online portal of the Registration Department of Tamil Nadu is the one stop solution to get the property details. It’s aimed at simplifying processes and increasing transparency for property-related activities. Here’s what you can do on TNREGINET:  

View Encumbrance Certificates (ECs): Check the property for any legal issues or transactions.  

Check Guideline Values: Determine the minimum value of a property in a certain location.

Register Documents Online: You don’t have to go to the Sub-Registrar Office (SRO) for initial steps.  

Apply for Certified Copies: Obtain copies of documents officially if required.  

Step-by-Step Checklist

• Collect all title documents (sale deed, mother deed, EC).
• Verify seller identity and ownership chain.
• Check for encumbrances, mortgages, and loans.
• Confirm property tax payments and municipal dues.
• Verify land-use, zoning, and building approvals.
• Inspect physical boundaries and encroachments.
• Check for litigation or disputes with neighbors or authorities.
• Obtain legal opinion from a real estate lawyer.
• Complete stamp duty payment and registration.

also read:best building contractors in chennai

Step by step process is given below:

• Visit the Website: Access the TNREGINET portal at TNREGINET.  
• Click “Register”: This option will be visible on the home page.  
• Fill in Your Details: Provide your full name, residential address, mobile number, and email ID.  
• Verify Your Account: Receive OTP on your mobile number? Enter it to complete the verification process.  
• Visit TNREGINET: Visit the site once again.
• Click “Sign In”: Use your mobile number as the username and enter your password.  
• Extra Security: A one time password (OTP) will be sent to your mobile number for additional security.  
• The dashboard you see once logged in has multiple options. 
• E-Services: You can check Encumbrance Certificates and perform other related tasks like document searches and more.  
• Guideline Value: Interested in knowing the minimum value of a property? This section will provide you with what you need.  
• My Documents: You can track the status of any documents you have registered online. 
•  Go to E-Services : Click “E-Services” on the left side of the dashboard.
• Select Encumbrance Certificate :Hover over it and click “EC view” when it appears.
• Fill in the Details – Provide the following information:

• Zone
• District
• SRO (Sub-Registrar Office)
• EC Start Date/End Date (30 years is a common period)
• Village
• Survey Number
• Subdivision Number (if applicable)

•  Enter Captcha – Input required code.
• Click Search – The EC will display any relevant transactions pertaining to the property.
• Go to E-Services :Same as earlier.
• Select Document Search : This option allows searches by document number.
• Fill In Information: You will need:

• • Document Number
  • Sub-Registrar Office (SRO)
  • Year of Registration
  • Press “Search”: The system will show the document details.
  • This can be useful when you are confirming a transaction or a document.  
  • Method
  • Purpose
  • Required Details
  • EC View
  • Verify property transactions
  • Zone, District, SRO, Dates, Village, Survey Number
  • Document Search
  • Locate particular document
  • Document Number, SRO, Year

• Cross-Check Information: Evaluate the online documents against hard copies you possess. Check for:  

1. Spelling of names
2. Property details like survey number and area.
3. Signatures and Stamps  

• Check for Uniformity: If something is inconsistent, it’s a red flag. For instance, a survey number on an EC should match with a signed sale deed.
• Get Legal Counsel: consider seeking a legal professional.If there is uncertainty in your decision.

Also read:Construction

Important legal documents to verify while buying property:

1. Understanding Clear Title

A property has a clear title when:

• It is legally owned by the seller.
• There are no legal disputes, encumbrances, or claims from third parties.
• The ownership can be transferred without any obstacles.

Key things to know about property title:

• Title Deed: This is the primary legal document proving ownership.
• Encumbrances: These are claims like mortgages, unpaid loans, or disputes.
• Chain of Ownership: A clear title should show a continuous chain of ownership without missing links.

Also read:What does a 1.5 BHK Apartment mean?

2. Documents to Verify Clear Title

Here’s a list of documents that must be verified:

a.Sale Deed / Conveyance Deed

• This is the most important document. It shows that the seller is the legal owner and has the right to sell.
• Check if it is registered with the local sub-registrar office, which is mandatory.

b.Mother Deed

• This is the original ownership document from which all subsequent transactions originate.
• Helps verify the chain of ownership.

c.Encumbrance Certificate (EC)

• Issued by the Sub-Registrar’s office.
• Confirms if there are any mortgages, liens, or legal dues on the property.
• Usually requested for the last 12–30 years, depending on local law.

e.Property Tax Receipts

• Ensure all taxes are paid up to date.
• Unpaid taxes can indicate disputes or illegal occupancy.

f.No Objection Certificates (NOC)

• Required from banks or financial institutions if the property was mortgaged previously.

g.Possession Documents

• Receipts or agreements confirming the seller’s possession of the property.

3. Verifying Legal Approvals

Even if the title is clear, a property may be illegal if it lacks necessary approvals. Here’s what to check:

1. Land Use and Zoning Approvals

• Check with the local municipal authority if the land is designated for the intended use (residential, commercial, industrial).
• Unauthorised land use can lead to demolition or penalties.

1. 
   Building Plan Approval

• Verify that building plans are approved by the municipal or development authority.
• Unapproved constructions may be illegal, even if ownership is clear.

1. 
   Completion Certificate / Occupancy Certificate

• Issued by local authorities after construction is complete.
• Confirms that the building meets safety and legal standards.

1. Environmental  and Other Approvals

• Certain properties may require environmental clearances, fire safety approvals, or coastal regulation permissions, especially commercial or industrial properties.

 Also read:How to View EC Online in Tamil Nadu (Step-by-Step Guide)

4. Physical Verification

Legal documents are essential, but physical verification is equally important:

• Survey the property: Check actual boundaries match the documents.
• Check encroachments: Ensure no one has built or is using a portion of the land illegally.
• Verify adjacent plots: Sometimes disputes arise from neighbors claiming shared land.

 

5. Verify the Seller’s Identity and Authority

• KYC documents of the seller (ID, PAN, Aadhaar, etc.)
• Relationship with co-owners: If there are multiple owners, get NOC from all co-owners.
• Ensure the seller has authority to sell (especially if the property belongs to a company, HUF, or trust).

 

6. Conduct Legal Due Diligence

• Hire a qualified real estate lawyer to:

1. Review the sale deed, title chain, and encumbrance certificate.
2. Check for ongoing disputes, court cases, or government claims.
3. Verify approvals and compliance with local laws.

• Check online land records (if available) through government portals.

Many states/cities maintain a digital land records system showing ownership and encumbrances.

7. Check for Encumbrances or Pending Loans

Even if a title seems clear:

• Visit the Sub-Registrar office for encumbrance certificates.
• Ask the seller for loan repayment statements if the property was mortgaged.
• Ensure all dues are cleared before transferring ownership.

Also read:Top 10 Construction Companies in Chennai – 2025 Updated List 

8. Cross-Check Property History

• Speak with neighbors, previous owners, or real estate agents.
• Look for disputes, litigation, or government acquisition notices.
• Check property-related news or court cases in local records.

9. Stamp Duty and Registration

• After confirming the title and approvals, ensure the property is properly registered and stamp duty paid.
• Registration validates ownership under law and ensures you can defend it in court.

10. Important things to note:

1. Incomplete or missing documents (sale deed, EC, NOCs).
2. Title disputes or multiple claims on the property.
3. Unapproved constructions or land-use violations.
4. Outstanding loans, unpaid taxes, or litigation.
5. Inconsistencies in seller information.

So verifying all legal documents is important  before buy land or a property. If you’re planning to buy a property or build a home in Chennai.Lunazo Homes, a leading house construction company in Chennai, brings better planning and helps you with every aspect of the building process, with better guidance in every process of your construction project. At Lunazo homes, a leading construction company in chennai you don’t just build a home, you build it with transparency, confidence, and complete control.