Method
What a buyer should look for
The same spine on every file: who is selling, title chain, floor-level encumbrance, Form B against the SRO, named escrow, progress filings, owner vs developer share, and sanctioned drawings — not brochure letters. Local names change (TGRERA, GHMC, Dharani; MahaRERA, BDA, and so on). The questions do not.
01
Who is selling you the flat?
Form C, Form B, the sale agreement, and the municipal mortgagor often name different entities. If they do not match, the person taking your money may not be the person who can convey title.
02
Title chain, not a brochure map
Every survey sub-division should have a sale into the current owner, then a registered DAGPA into the developer. Recited-but-unseen deeds are holes, not footnotes.
03
Encumbrance on the exact floor
Municipal 10% mortgages (GHMC and equivalents) lock named floors until occupancy certificate. A RERA “mortgage area” flag without the deed is still a do-not-book.
04
Form B against the SRO
The promoter swears title and “free from encumbrances”. Compare that oath to registered mortgages and JDA landowners. A false affidavit is the first red card.
05
Escrow you can name
“70% in a scheduled bank” without a bank and account number is a promise, not a control. Booking money should not land in a current account.
06
RERA progress vs the site
Quarterly updates that stay at 0% while marketing shows towers is a stale filing. Treat the portal as the legal clock, the brochure as advertising.
07
Owner share vs developer share
Without a registered allocation deed you cannot know if the unit is landowner stock or developer stock. JDA projects hide this on purpose.
08
Approvals are drawings, not numbers
A building-permit number is not the sanctioned plan. Block letters on a brochure must map to the authority’s tower numbers before you book a floor.