A flat is usually the most expensive thing you will ever buy, and most problems that buyers in Pune face later (delays, title disputes, no water connection, trouble getting a loan or reselling) can be spotted early in the paperwork. This checklist explains which documents to check before buying a flat in Pune, what each one proves and where to get it. Most of it applies across Maharashtra.
Quick checklist
| Document | What it proves | New flat | Resale flat |
|---|---|---|---|
| MahaRERA registration | The project is registered and has a committed completion date | Yes | If still under construction |
| Title search report | The seller has clear ownership of the land and flat | Yes | Yes |
| 7/12 extract or property card | Who owns the land, as per government land records | Yes | Yes |
| Development agreement & power of attorney | The developer has the landowner’s permission to build and sell | Yes | — |
| Approved building plan | The building and your flat were sanctioned by the planning authority | Yes | Yes |
| Commencement certificate (CC) | Construction was allowed to start, and up to which floor | Yes | — |
| Occupancy certificate (OC) | The building is complete as approved and fit to live in | At possession | Yes |
| Bank NOC / mortgage details | Any loan on the project or flat won’t affect your unit | If mortgaged | If on loan |
| Allotment letter & agreement for sale | Your flat, price, payment plan and possession date | Yes | Yes |
| Index II | The sale agreement was registered with the sub-registrar | After registration | For every past sale |
| Society share certificate & NOC | The seller is a society member and the society has no objection | — | Yes |
| Tax, electricity & maintenance receipts | No unpaid dues pass to you | — | Yes |
1. MahaRERA registration
For any under-construction project, start here. Under RERA, a project that must be registered cannot be advertised, booked or sold until it has a MahaRERA number. The MahaRERA website also shows the promoter, the approved plans, the registered carpet areas and the completion date the developer has committed to. Here’s how to check a MahaRERA number step by step. Mappingg shows the number on each project page wherever the developer has shared it.
2. Title search report
A lawyer searches the records at the sub-registrar’s office, usually going back 30 years, to trace who has owned the land and whether it has been mortgaged, sold twice or is under dispute. The result is a title search report and title certificate. Many developers share one from their own lawyer. For a large purchase it is worth paying your own lawyer to check it independently. Banks also run their own legal check before approving a home loan on a project.
3. Land records: 7/12 extract or property card
The 7/12 extract (saat-baara utara) records who owns a piece of land and what it is used for. It is the main land record for land outside city survey limits, which covers much of the land on Pune’s edges. Inside older city areas, the equivalent is the property card. Both can be checked online on the Maharashtra government’s land records portal. Check that the owner’s name matches the landowner in the development agreement, and look for any loans or court cases noted on it.
If the land was once agricultural, ask for the non-agricultural (NA) order or proof that the land is treated as non-agricultural under the current rules, so that it can legally be used for housing.
4. Development agreement and power of attorney
In many Pune projects, the developer does not own the land. Instead, the landowner signs a development agreement and a power of attorney that let the developer build and sell flats. Check that these are registered, that they cover your building and that the developer is allowed to sell your flat (some flats may be reserved for the landowner).
5. Approved building plan and commencement certificate
The planning authority approves the building plan and issues a commencement certificate (CC) before work can start. In Pune that is the PMC or PCMC inside city limits, and PMRDA for most of the surrounding region. A CC may cover only some floors at first, so check that it covers the floor you are buying. Compare your flat’s layout and carpet area with the approved plan, not just the brochure.
6. Occupancy certificate (OC)
The occupancy certificate confirms the building was completed as approved and is fit to live in. Without it, you may struggle to get permanent water and electricity connections, a home loan or a buyer when you sell. For a ready-to-move flat, ask to see the OC before you pay. For an under-construction flat, the OC should be in place when you take possession. Our guide to ready-to-move vs under-construction flats explains why it matters when you compare the two.
7. Bank NOC and mortgage details
Developers often take construction loans against the land or the project. That is normal, but you should know about it. Ask whether the project is mortgaged and, if so, for an NOC from the lender confirming it has no objection to your flat being sold. For a resale flat with a home loan, the seller’s bank must release the original documents and give a letter confirming the loan is closed.
8. Allotment letter and agreement for sale
The allotment letter confirms your flat number, price and payment plan. Under RERA, a developer cannot take more than 10% of the price before signing a registered agreement for sale. The agreement should list the carpet area, the price, the payment schedule, the possession date, the amenities and the penalty if the developer is late. Read it before you sign, and make sure stamp duty is paid on it. Our guide to stamp duty and registration charges in Pune explains the costs.
9. Index II
Once a sale agreement is registered, the sub-registrar records it, and the extract of that record is called Index II. Keep yours safe. For a resale flat, ask for the Index II of every earlier sale, so you can confirm the chain of ownership is complete and registered.
Extra documents for a resale flat
- The full chain of agreements, from the original sale by the developer to the current owner.
- Society share certificate in the seller’s name, and an NOC from the society for the sale.
- Conveyance deed: check whether the developer has transferred the land and building to the society. If not, the society may need to apply for deemed conveyance.
- Property tax, electricity and maintenance receipts up to date, plus a letter from the society confirming no dues.
- OC and approved plan, to confirm the flat hasn’t been altered or extended illegally.
Red flags
- The developer won’t share the title report, approvals or MahaRERA number, or says they are “in process” when asking you to pay.
- The name on the 7/12 extract or property card doesn’t match the landowner or developer.
- The CC doesn’t cover your floor, or the flat on offer isn’t in the approved plan.
- A ready-to-move flat with no OC.
- Requests to pay in cash, or to an individual instead of the developer’s project account.
Shortlisting projects?
Use the live map to compare projects by location, price and possession date, and see the MahaRERA number on each project page. If you need a home soon, browse ready-to-move projects, where you can ask to see the OC straight away. Projects nearing possession, such as Eternia 2.0 in Koregaon Park NX, should be close to getting theirs. Planning the money side too? Read our guide to home loan EMI and eligibility.
FAQs: Property documents in Pune
Can I buy a flat without an occupancy certificate?
You can sign the agreement while a project is under construction, but don’t take possession of or pay the final amount for a completed flat until the OC is issued. Without it you may face problems with utilities, loans and resale.
How many years should a title search cover?
Lawyers and banks usually check at least 30 years of records.
Where can I check the 7/12 extract and property card?
On the Maharashtra government’s land records portal (Mahabhumi). You can view them online and download digitally signed copies for a small fee.
Does a home loan approval mean the documents are fine?
It is a good sign, because the bank runs its own legal and technical check. But the bank is protecting its loan, not you, so still have the key documents checked by your own lawyer.
This guide is general information, not legal advice. Rules and procedures change, so for a specific purchase have the documents checked by a property lawyer and verify project details on the official MahaRERA website.
Cover photo: Pune Municipal Corporation building in October 2023 by DesiBoy101, CC BY 4.0, via Wikimedia Commons. Cropped, with text added.