Buying resale property: documents and dues checklist
Buying · 6 min read · Reviewed February 2026
A resale purchase is a documents exercise. Verify the ownership chain and the seller's identity, take an encumbrance certificate for the relevant period, confirm the occupancy certificate and approved plan, clear all dues in writing, and if the seller has a loan, plan the payoff and original-document release into the payment schedule.
Title and approvals
Ask for the full chain of prior deeds, not just the seller's own. Any gap, unregistered transfer or inherited share without succession documentation should be closed before money moves.
The encumbrance certificate from the sub-registrar shows registered charges and transactions for the period requested. It does not show unregistered claims, so combine it with a public notice where the value justifies it.
- Chain of title deeds and the seller's identity proof.
- Encumbrance certificate for the relevant period.
- Occupancy certificate, approved plan, and completion certificate where applicable.
- Latest property tax receipt and utility bills in the seller's name.
Society and dues
Get a no-dues certificate and transfer NOC from the society, plus the share certificate where the state uses that system. Unpaid maintenance and special levies often follow the flat, not the seller.
Confirm the transfer fee the society will charge and who pays it, because it can be substantial in some states.
When the seller has a home loan
The lender holds the original documents until the loan is closed. Structure payments so the closure amount goes directly to the lender, and take the loan-closure letter, the no-objection certificate and the original documents at handover.
If you are also taking a loan, coordinate both banks early; this is the single most common cause of delayed resale closings.
Frequently asked questions
- What is an encumbrance certificate?
- A statement from the sub-registrar listing registered transactions and charges on a property for a requested period. It helps establish that the title is free of registered mortgages or disputes.
- Who pays the society transfer fee?
- It is negotiable and varies by state and society bye-laws. Agree it in writing before the sale deed is executed.
- Can I buy a flat without an occupancy certificate?
- It is risky. Without one the building is not certified fit for occupation, which affects loans, utility connections and future resale.