A title deed is the document that transfers ownership to someone, usually a registered sale deed. An encumbrance certificate (EC) is an extract from the sub-registrar's records listing the registered transactions on a property over a period. You need both: the title chain shows who owns it, and the EC shows what has been registered against it.
Side by side
Factor
Encumbrance certificate
Title deed
What it is
Extract of registered transactions over a period
The instrument that transfers ownership
Issued or made by
The sub-registrar's office
The parties, registered at the sub-registrar
Proves ownership
No
Yes, as part of a valid chain of title
Shows mortgages
Registered ones only
No
Covers
The period you request
One transfer
Unregistered dealings
Not shown
Not shown
Asked for by lenders
Yes
Yes, with prior deeds
When Encumbrance certificate matters
Ask for an EC covering a long period before buying, and again just before registration, to catch anything registered in between.
When Title deed matters
Read the seller's title deed and the deeds before it to confirm the seller can sell, then get a lawyer's title search.
In more detail
An EC lists only what was registered at the sub-registrar's office. A mortgage by deposit of title deeds, a pending court case or an unregistered agreement may not appear, so an EC with no entries does not prove the property is free of every claim.
Many buyers ask for an EC covering at least 13 years, and lenders often ask for longer; a lawyer will advise how far back to go for the property.
Several states issue ECs online. The format and name of the certificate differ by state.
Common questions
Does a clean EC mean the title is clear?
No. It shows no registered transactions in the period searched. Title also depends on the chain of deeds and on matters an EC does not show.
For how many years should I get an EC?
Commonly at least 13 years. Lawyers and lenders may ask for a longer period, especially for land.
Is a sale deed a title deed?
Yes. A registered sale deed is the most common title deed; gift deeds, partition deeds and others can also be title documents.
Sources
Registration Act, 1908
State registration department rules on encumbrance certificates
A plain-language summary, not legal or tax advice. Rules set by states differ and change; check the current position for your property.