Before paying a booking amount or signing an agreement for an apartment in Hyderabad or Bengaluru, verify five separate things: the project’s applicable RERA registration, the seller’s ownership and link documents, sanctioned plans and other approvals, occupancy status for a completed building, and the exact agreement and payment terms. None of these checks replaces the others. A RERA entry does not prove clean title, an approval does not prove construction matches the approved plan, and an occupancy-certificate application is not an issued certificate.
Use the checklist below to assemble the documents, identify the authority with jurisdiction over the address and phase, and have an independent local property lawyer review the actual papers before you commit money. Telangana procedures described here are for Hyderabad-region projects only; do not apply them automatically to Bengaluru.
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Start with a document hold, not a payment
Ask the promoter or seller for copies of the core documents before transferring a booking amount. Give yourself time to compare the documents with the exact tower, phase, unit number and address being offered. Keep the advertisement, cost sheet, payment request, draft agreement and every document version you receive. Differences between marketing material and official records should be resolved in writing.
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- Project name, phase or tower, unit number, sanctioned address and promoter or seller name.
- RERA registration details applicable to that project and phase.
- Ownership and link documents showing how title moved to the current owner or project entity.
- Approved building plan and layout approval applicable to the same project, phase and unit.
- Occupancy certificate for a completed Hyderabad building, if one has been issued.
- Tax receipts, maintenance or association information and other records relevant to the transaction.
- The draft agreement for sale, complete specifications, payment schedule, possession date and default clauses.
Do not rely on a bank’s willingness to finance the property, an encumbrance certificate by itself, a tax receipt or a sales representative’s assurance as proof that every legal and physical issue has been cleared. Those items may be useful evidence, but they do not replace a title review, approval comparison and inspection.
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1. Verify the project’s RERA registration and exact phase
Search the applicable state real-estate regulator using the project and registration details supplied by the promoter. Telangana RERA describes registration requirements and statutory exceptions for projects in Telangana. The national Real Estate (Regulation and Development) Act, 2016 (RERA) provides the broader framework and treats project phases separately.
Match the record to what you are buying
- Record the project’s registered name, promoter, registration number, declared address and phase.
- Compare those details with the booking form, brochure, cost sheet and draft agreement.
- Check that the tower, block or phase containing your unit is included in the registered project information rather than being presented as a future or separate phase.
- Compare declared possession information and unit specifications with the documents you were given.
- Save a dated copy or screenshot of the regulator’s entry for your file, then ask the promoter to explain any mismatch in writing.
Registration is a regulatory check, not a title opinion. It does not by itself establish that the promoter owns the land free of competing claims or that the finished building follows its sanctioned plans. A project can also be subject to statutory registration exceptions, so ask a lawyer to confirm whether the particular development and phase are required to be registered and whether the record is current.
2. Examine ownership and link documents
Ownership documents show the present owner or project entity; link documents show the chain of transactions and transfers that led to that ownership. Telangana’s official TG-bPASS checklist identifies ownership and link documents as mandatory items for its specified instant-registration checklist. That checklist is not a substitute for a property-specific legal opinion.
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Request a complete chain, not one “title deed”
- Ask for the current ownership instrument and every material prior transfer in the chain.
- Check that names, survey or plot identifiers, boundaries and areas remain consistent from one document to the next.
- Confirm that the entity signing the sale agreement has authority to sell or develop the land and that the signatory is authorised.
- Ask the lawyer to investigate whether any document, court order, inheritance issue or competing claim affects the chain.
- For a resale, obtain the seller’s acquisition document and records showing the unit’s transfer into that seller’s name, then compare the unit description with the association and municipal records available for the property.
Do not treat a promoter’s summary, a loan sanction or a single extract as a complete title review. The lawyer should issue a written, property-specific assessment identifying missing links, qualifications and documents that must be corrected before signing.
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3. Compare sanctioned plans and layout approvals with the actual project
Obtain the applicable approved building plan and layout approval. TG-bPASS lists building-plan and layout-approval documents conditionally in its official checklist. The responsible authority and document names depend on the property’s location, so first establish which authority has jurisdiction over the exact address, phase and approval.
Use a physical-to-paper comparison
- Mark the project, phase, tower and unit on the approved plan supplied to you.
- Compare the number and position of floors, common areas, parking, access roads and other features promised in the agreement with the approved drawings.
- Ask whether later revisions were approved and request the revised plan rather than relying on a verbal explanation.
- Check that the layout approval and building approval refer to the same land description and development phase.
- Have the lawyer or a qualified building professional flag deviations, missing approvals or conditions attached to the approval.
An approved drawing is evidence of permission for the depicted work; it is not proof that construction was executed exactly as shown. For a completed building, use the occupancy-certificate process and an on-site inspection to test that distinction.
4. For a completed Hyderabad building, verify an issued occupancy certificate
For a completed building in Hyderabad, ask for the issued occupancy certificate (OC) covering the relevant building or phase. HMDA describes an OC application as a post-construction review that considers completion information, drawings and site inspection. GHMC likewise describes scrutiny and site inspection and explains that deviations are handled within its procedure.
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- An issued OC should identify the building or phase and be traceable to the competent authority.
- An application receipt, inspection notice or promise that the promoter will obtain an OC is not an issued certificate.
- Compare the certificate’s building, phase, address and approved drawings with the tower and unit you intend to buy.
- Ask the authority or a local lawyer how any recorded deviation affects use, regularisation, utilities or transferability.
Hyderabad-region projects may fall under different authorities. Confirm whether HMDA, GHMC or another competent body has jurisdiction over the specific site; do not assume that a procedure described by one authority applies to every address in the metropolitan area.
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5. Read the agreement and payment terms before sending money
Section 13(1) of the RERA Act states: “A promoter shall not accept a sum more than ten per cent. of the cost of the apartment, plot, or building as the case may be, as an advance payment or an application fee, from a person without first entering into a written agreement for sale with such person and register the said agreement for sale, under any law for the time being in force.” The rule is about the threshold and the required written, registered agreement; it does not make an unexamined agreement safe.
Audit the draft clause by clause
- Identity and property: Ensure the promoter or seller, project entity, land description, phase, tower, floor, unit number and carpet area are stated consistently.
- Specifications: List the materials, fixtures, amenities and parking rights actually included, including any chargeable upgrades.
- Price: Separate the apartment price from taxes, registration charges, deposits, maintenance, utility connections, parking and other listed amounts.
- Payment milestones: Tie instalments to objectively identifiable construction or registration events, and compare each milestone with the cost sheet.
- Possession: Record the promised date, the conditions for handover and the consequences of delay.
- Default and cancellation: Check interest, cure periods, refund mechanics, deductions and the procedure for either party’s default.
- Changes and handover: Identify how approved changes, measurement differences, common-area handover and defect complaints are handled.
Have an independent lawyer review the final draft, not only a brochure or a sample form. If a salesperson asks for a larger advance before the written agreement is entered into and registered, pause the transaction and obtain advice on the applicable law.
6. Check taxes, records and ongoing obligations
Ask for relevant property-tax receipts and other applicable records. TG-bPASS conditionally identifies property-tax receipts and related supporting documents in its checklist. The records you need vary with the property and transaction, so ask the authority or lawyer for the current list rather than assuming every project uses the same set.
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For a completed or resale apartment
- Request the latest tax receipts and ask whether any demand, arrear or dispute is outstanding.
- Ask for the owners’ association or maintenance body’s contact, current maintenance schedule and any transfer or no-dues process.
- Confirm who is responsible for utilities, common-area charges and pending work before handover.
- Obtain written confirmation of any promised repairs, credits or shared-facility obligations and attach it to the agreement.
A paid tax receipt does not prove clean title or authorised construction. Treat it as one record in the wider document set.
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7. Inspect the apartment’s physical condition separately
Regulatory occupancy review is not the same as a consumer inspection. The official procedures described for HMDA and GHMC focus on completion information, drawings, scrutiny and site inspection; they do not provide a comprehensive buyer inspection checklist. For a completed or resale unit, arrange an independent inspection appropriate to the building’s age and condition.
What to observe during a walkthrough
- Water seepage, damp patches, mould, cracks, damaged finishes and signs of repeated repairs.
- Operation of doors, windows, locks, plumbing fixtures, drainage points, electrical outlets and installed equipment.
- Meter locations, ventilation, natural light, emergency access and the condition of common areas serving the unit.
- Parking space, storage areas and any feature represented as part of the sale.
- Noise, construction activity, access restrictions and the condition of lifts, corridors and stairways.
Photograph defects, record the date and send a written snag list. Put agreed repairs, deadlines and responsibility for cost into the handover document or agreement. For a resale, ask the seller and association about recurring leaks, major repairs, special assessments and unpaid maintenance.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Hyderabad: a practical authority-by-authority sequence
For a Telangana project, begin with the Telangana RERA record and then assemble the title, approval and agreement documents. Use the TG-bPASS checklist as a prompt for ownership and link documents and, where applicable, building-plan, layout, tax and supporting records. For a completed building, identify the competent local authority and verify the issued OC using the relevant HMDA or GHMC procedure.
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- Write down the property’s full address, survey or plot identifiers, project phase and municipal limits.
- Ask which authority approved the plan and which authority issued or will issue the OC.
- Match each document to that authority, the same phase and the same land description.
- Have a Telangana property lawyer reconcile inconsistencies and state which missing documents prevent a safe commitment.
Hyderabad is not a single approval desk. A document from the wrong authority, or one covering a different phase, does not answer the question for your apartment.
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Bengaluru: use the national framework, verify local procedures
The national RERA Act supplies the general statutory framework for Bengaluru projects, including the agreement-before-more-than-ten-percent-advance rule and separate treatment of project phases. The available official material does not establish a current Karnataka RERA portal workflow or a Bengaluru municipal procedure detailed enough to reproduce here.
How to proceed without transferring Telangana rules
- Verify the project and exact phase through the relevant Karnataka RERA authority and obtain the current record for your file.
- Identify the local planning, building and occupancy authorities for the address; ask them or a Bengaluru property lawyer for the current approval and completion-document process.
- Request the same categories of title, link, sanctioned-plan, tax, agreement and physical-condition evidence used in Hyderabad, while allowing for different authority names and forms.
- Do not use TG-bPASS, HMDA or GHMC instructions as if they were Bengaluru requirements.
Because local workflows and terminology can change, obtain confirmation from the competent Karnataka and local government authorities before paying or signing. A lawyer’s written review is particularly important where the promoter offers only a portal printout, a pending approval or a promise of later regularisation.
Compare two apartments using evidence, not price alone
When choosing between projects in either city, score the evidence for each apartment against the same questions. The available material does not establish a reliable price or return comparison, so keep the decision focused on legal status, deliverability and ongoing obligations.
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Outbyte PC Repair FREERepair Windows errors before they cause bigger problemsFix Now →Outbyte Driver Updater FREEScan for outdated or missing drivers - takes under a minuteDriver Scan →| Decision area | Question to answer | Evidence to retain |
|---|---|---|
| Project registration | Is the applicable project and exact phase registered, and do the promoter and address match? | State regulator record and dated copy |
| Ownership | Does the seller or promoter have a consistent, reviewable chain of title? | Ownership and link documents plus lawyer’s written opinion |
| Approvals | Do the competent authority and sanctioned plans match the land, phase, tower and unit? | Approved building plan and layout approval |
| Occupancy | For a completed building, has the relevant authority issued an OC? | Issued OC identifying the building or phase |
| Contract | Are specifications, milestones, possession and default remedies precise? | Final agreement for sale and cost sheet |
| Ongoing condition | Are taxes, maintenance, association matters and physical defects understood? | Receipts, written association information and inspection report |
Do not award a project a “pass” because it leads on one row. A missing title link or absent issued OC can be more consequential than a favorable amenity list or payment concession.
Red flags that justify stopping the transaction
- Pressure to pay a substantial amount before you receive and review the written agreement.
- RERA details that name a different promoter, phase, address or tower from the one being sold.
- Ownership documents with unexplained gaps, inconsistent land descriptions or an unauthorised signatory.
- Plans supplied for a different phase, or material differences between approved drawings and the built project.
- A claimed OC that is actually an application receipt, inspection request or future promise.
- Refusal to provide tax, association or maintenance information for a completed or resale unit.
- Requests to accept verbal promises about possession, repairs, parking or refunds instead of written terms.
When a red flag appears, pause payments, preserve the documents and ask the independent lawyer to state the precise correction required. Do not solve a documentary gap by relying on a broker’s assurance or by signing a side letter you have not reviewed.
A decision-ready sequence before commitment
- Identify the property: Record the exact city, address, phase, tower and unit.
- Check registration: Verify the applicable RERA record and phase match.
- Collect title papers: Obtain ownership and link documents and send the complete set for legal review.
- Verify permissions: Match building and layout approvals to the same land and phase.
- Confirm completion: For a completed Hyderabad building, obtain and verify the issued OC; for Bengaluru, confirm the current local process with the competent authority.
- Audit the contract: Reconcile specifications, price components, milestones, possession and default clauses.
- Inspect and document condition: Complete a physical walkthrough and written snag list for completed or resale units.
- Pay only after clearance: Follow the agreement and applicable law, retaining proof of every payment and promised deliverable.
Bottom line
Buy only after the project record, title chain, approvals, completion status, contract and physical condition all point to the same apartment. Hyderabad buyers can use Telangana RERA, TG-bPASS, HMDA and GHMC information according to the authority that governs the specific site; Bengaluru buyers must verify current Karnataka and local procedures rather than importing Telangana instructions. An independent local property lawyer should review the actual documents before any commitment that cannot easily be reversed.
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