The home-buyer's guide

Buy with your eyes open.

The traps that catch first-time buyers — and the exact legal paperwork to verify before you pay. Written to make you harder to fool.

The 5 traps →Legal checklist →

The 5 traps buyers fall into

Distilled from what property advisors see go wrong again and again.

Construction delays & possession uncertainty

The single most common regret. Brochures promise possession in 2 years; the reality is often 4–6, with EMIs and rent running in parallel. Builders rarely publish their actual delivery track record.

What to check: Check the promoter's OTHER projects on MahaRERA — were they delivered on time? Compare the RERA-filed completion date with the brochure date. Insist on a registered agreement with a firm possession date and a delay-penalty clause.

How Gharoba helps: Our Builder Trust score reads the promoter's RERA record, and we surface any brochure-vs-RERA possession-date conflict instead of hiding it.

Opaque cost structures & hidden charges

The quoted price is rarely the final price. Floor-rise, PLC (preferred location), club/amenity charges, infrastructure, parking, legal, GST, stamp duty, registration, maintenance deposit and society formation charges can add 15–25% on top.

What to check: Ask for a written cost sheet with EVERY line item before booking. Confirm what the 'all-inclusive' price excludes. Get GST and stamp-duty numbers in writing. Never rely on a verbal 'final' price.

How Gharoba helps: We're building a cost-transparency breakdown so you can see the true all-in cost, not just the headline rate.

Carpet area vs built-up vs super built-up

You pay for 'super built-up' but you live in 'carpet'. A '1,000 sq ft' flat can have only ~650 sq ft of usable carpet area — a 35% gap. Under RERA, builders must sell on carpet area, but many still market on super built-up.

What to check: Always ask for the CARPET area (the RERA-mandated figure) and compute your real ₹/sq ft on that. Carpet = usable floor area within walls. Loading factor (super built-up ÷ carpet) above ~1.3 is aggressive.

How Gharoba helps: We flag the carpet-area figure from the RERA record so your price-per-square-foot is honest.

Compromised build quality & structural issues

Seepage, cracks, poor plumbing, weak materials — problems that surface only after possession, when your money is gone. Show-flat finishes rarely match the delivered flat.

What to check: Visit completed projects by the same builder and talk to residents. Check the defect-liability clause (RERA gives 5 years for structural defects — the builder must repair free). Do a professional snag inspection before taking possession.

How Gharoba helps: Builder Trust surfaces complaint and litigation signals from the RERA register — a pattern of complaints is an early warning.

Legal & title risks (especially redevelopment)

A beautiful flat with an unclear title is a trap. Disputed land, missing approvals, pending litigation, or an incomplete redevelopment consent can freeze your ownership — or your loan. Redevelopment projects carry extra risk around old-society consent and tenant rights.

What to check: Get an independent lawyer's title search (30-year chain), an Encumbrance Certificate (no pending loans), and verify NA order, sanctioned plan and CC. For redevelopment, check the development agreement and society consent.

How Gharoba helps: We link every project to its MahaRERA government record and disclose declared litigation — and the legal checklist below tells you exactly what to verify.

The home-buying legal checklist

Every document a buyer in Maharashtra should verify, grouped by the stage you'll need it. Tick these off and the big risks mostly disappear.

Before you book — verify the project & builder

RERA registration (MahaRERA)

Every legal project must be RERA-registered. The number lets you see the promoter, approved plans, filed completion date and complaints.

Red flag: No RERA number, or details that don't match the brochure.

Title search / title certificate

A lawyer traces ownership for ~30 years to confirm the seller truly owns clear, marketable title.

Red flag: Broken ownership chain, disputed inheritance, or the lawyer won't certify.

7/12 extract (Satbara)

The land record showing owner, area and any loans/charges — mainly for land and plotted developments.

Red flag: Owner name doesn't match; 'other rights' column shows liens.

Property Card

The urban equivalent of 7/12 — City Survey record of ownership for city land.

Red flag: Name mismatch or notes of disputes/acquisition.

NA order (Non-Agricultural)

Agricultural land must be legally converted to non-agricultural use before it can be built on.

Red flag: Land still classified agricultural, or NA order missing.

Sanctioned plan + Commencement Certificate (CC)

Municipal approval of the building plan and permission to start construction.

Red flag: Extra floors built beyond the sanctioned plan; no CC.

Encumbrance Certificate

Shows the property is free of pending mortgages, loans or legal charges.

Red flag: Existing bank charge not cleared before your purchase.

Before you sign the agreement

Agreement to Sale (registered)

The core contract — price, carpet area, payment schedule, possession date and penalty clauses. Must be registered.

Red flag: Vague possession date, no delay penalty, price on super built-up.

Mutation entries

Revenue/municipal records updated to reflect the current owner after past transfers.

Red flag: Mutation not updated in the seller's name.

Share certificate + society NOC (resale)

For a flat in a society: proof of membership and the society's no-objection to transfer.

Red flag: Original share certificate missing; society dues unpaid.

Bank NOC / loan release (if seller has a loan)

If the seller mortgaged the flat, the bank must release the charge on sale.

Red flag: Outstanding home loan not being cleared from sale proceeds.

At registration

Sale Deed

The conveyance document that legally transfers ownership to you. Executed and registered at the Sub-Registrar.

Red flag: Details differ from the agreement; unregistered deed.

Stamp duty & registration

Maharashtra stamp duty + registration fee, paid at registration — your ownership isn't legally complete without it.

Red flag: Undervaluing the deed to save stamp duty (illegal, risky).

Index II

The Sub-Registrar's summary of the registered transaction — your proof the sale is officially recorded.

Red flag: Can't obtain Index II = the transaction isn't properly registered.

GST (under-construction only)

GST applies to under-construction purchases; a ready flat that has received its OC is exempt.

Red flag: Being charged GST on a ready, OC-received resale flat.

Before you take possession

Occupancy Certificate (OC)

The municipal certificate that the building is legally fit to occupy. This is critical — never take possession without OC.

Red flag: 'Take possession now, OC coming soon' — a major red flag.

Completion Certificate

Confirms the building was completed per the approved plan.

Red flag: Deviations from the sanctioned plan; no completion certificate.

Final possession letter + snag list

Formal handover with a documented list of defects for the builder to fix under the 5-year defect liability.

Red flag: Pressure to sign off without a proper snag inspection.

This is general educational information to help you ask the right questions — not legal advice. Always have a qualified property lawyer verify documents for your specific purchase.

Start with the facts

Look up any RERA-registered project and see its builder record, scores and government links.

Analyze a property — free