The documents buyers should review before booking a property.

Booking a property is often treated as a financial decision, but at its core it is a legal one. Before you pay a booking amount, it is worth understanding the paperwork that stands behind that home so you know exactly what you are being asked to sign up for. This is not a substitute for legal advice; it is a starting checklist so that when you do sit down with a lawyer, you already know what questions to ask.

RERA registration and why it matters

Most residential projects in Karnataka are required to be registered with the Real Estate Regulatory Authority, and this registration number is meant to be quoted in all marketing material. Checking that a project carries a valid RERA registration gives you a baseline level of regulatory oversight, including disclosures about the project's approved plan, timeline and promoter details, that unregistered projects simply do not offer.

Ask the developer directly for the registration number and cross-verify it independently rather than taking a brochure's word for it. If a project claims an exemption from RERA, ask for the specific reason in writing and have a lawyer confirm whether that exemption genuinely applies.

Approved building plan and sanctioned documents

The building plan approved by the local planning or municipal authority tells you what the developer is legally permitted to construct on that land, including number of floors, setbacks and permitted use. Comparing this sanctioned plan against what is being marketed to you, especially floor count and amenity spaces, is one of the simplest ways to catch a mismatch early.

For under-construction projects in particular, ask whether construction so far matches the sanctioned plan. Deviations are not always disclosed voluntarily, so this is a specific point worth raising with your lawyer during due diligence.

Title documents and encumbrance certificate

Title documents establish the chain of ownership of the land the project sits on, and whether the seller or developer actually has clear, marketable rights to sell it to you. An encumbrance certificate, issued by the sub-registrar's office, shows whether the property carries any registered loans, legal disputes or other charges over a given period.

These documents are dense and technical, and this is precisely where independent legal verification is non-negotiable. A lawyer engaged by you, not one recommended solely by the seller, should review the title chain and encumbrance history before you commit any significant payment.

Khata and occupancy or completion certificate

In Karnataka, khata is the record that identifies a property for property tax and municipal purposes, and buyers should understand whether a property has an A khata or B khata status and what that means for future transactions, since this can affect resale and loan eligibility later.

For a ready-to-move property, ask for the occupancy certificate or completion certificate issued by the competent authority, which confirms the building has been constructed as approved and is legally fit for occupation. Moving into a home without this certificate, even if it looks finished, can create complications later.

Payment schedule, agreement terms and NOCs

Read the payment schedule tied to construction milestones carefully, and understand what happens if either party misses a deadline, what penalties apply, and how refunds are handled if you choose to exit. These terms are usually in the builder-buyer agreement, and it is worth having a lawyer review this document before signing, not after.

Depending on the project, various no-objection certificates from authorities covering aspects like fire safety, environment or airport height clearance may be relevant. Ask the developer for the specific list of NOCs applicable to that project and confirm each has actually been obtained rather than assuming it is a formality.

None of this checklist is meant to slow down a genuine purchase decision; it is meant to make sure that decision is an informed one. Treat every document here as a starting point for a conversation with a qualified lawyer or chartered accountant, not a substitute for one. G Stone Properties can help you organise this documentation trail and connect you with the right questions to ask before you book.

This article is general guidance for Bangalore property buyers and isn't legal, tax or financial advice. Verify current regulations, charges and project-specific details with the relevant authority or a qualified professional before making a decision.