Documents to check before buying a flat or plot in Delhi NCR (checklist)

By Shubham Giri, Rangeela Estate · Facts checked 13 October 2026

Most property problems I hear about could have been caught on paper, before any money was paid.

Here is the checklist I use. Ask for these documents before the token amount, not after. A good seller or builder will share them without fuss.

New flat from a builder

RERA registration (see the RERA guide).
Land title of the project: lease deed from the authority (Noida, Greater Noida, YEIDA) or the sale deed chain (Gurugram, Delhi).
Approved building plan and layout from the local authority.
Environment clearance and fire NOC for large projects.
Builder-buyer agreement (BBA): read the possession date, delay penalty, cancellation terms and the list of extra charges.
Allotment letter that matches the unit, carpet area and price you agreed.
Payment plan, and a receipt for every payment.
If the project has a bank loan, a letter that your unit is free (or the bank's NOC).

Ready flat or resale

Occupancy certificate (OC) or completion certificate (CC). Without it the flat is not legally complete.
Registered sale deed of the current owner, and earlier deeds if possible (the chain of ownership).
Encumbrance certificate: shows if there is any loan or legal charge on the property.
No-dues certificate from the society or maintenance agency.
Up-to-date property tax, electricity and water bills.
If the seller has a home loan: the bank's letter of the amount due, and a plan for the bank to release the original papers.
Possession letter and conveyance deed (if already done).

Extra checks for Noida, Greater Noida and YEIDA (leasehold)

Land in these areas is given on long lease by the authority, usually 90 or 99 years. You buy the lease rights, not freehold land.

Lease deed or sub-lease deed in the seller's name.
Proof that the authority's dues on the project are paid. Unpaid builder dues to the authority have held up registries in many projects.
For resale: the authority's transfer memorandum (TM) process and its charges. Ask about it before agreeing the price.
NOC from the builder or the authority as required for transfer.

Plots (especially near Jewar / YEIDA)

Is it an authority plot (allotted by YEIDA) or private land? Very different risks.
Land records in the seller's name: khatauni on UP Bhulekh.
Land use: is it allowed for residential use in the master plan? Agricultural land cannot simply be used for a house.
Any acquisition notice: land the government plans to acquire cannot be sold safely.
Mutation in the seller's name, and a clear boundary on the ground (do a site visit).

Before you pay

Even with all of this, have a property lawyer check the title before you pay a large amount. It costs a little and can save your entire investment.

Tip: Ask for every document in writing. If someone says "sab clear hai, papers baad mein", take that as your signal to slow down.

Questions buyers ask

Which documents should I check before buying a flat in Noida?

RERA registration, the lease deed from Noida Authority, approved plans, the builder-buyer agreement and allotment letter, proof that authority dues are paid, and for ready flats the occupancy certificate. For resale, also the registered sale or sub-lease deed and the transfer memorandum process.

What is an encumbrance certificate?

A record that shows whether a property has any loan, mortgage or legal charge registered against it. In Uttar Pradesh you can request it through the IGRS UP website.

Is it safe to buy a flat without an occupancy certificate?

It is risky. Without an OC the building is not legally complete, and you may face problems with registration, loans, water and electricity connections. Ask the builder for the OC status in writing.

Is Noida property freehold or leasehold?

Most property in Noida, Greater Noida and YEIDA is leasehold: the authority leases the land for a long period, usually 90 to 99 years.