Documents to Check Before Buying a Flat in Hyderabad: The Telangana Legal Checklist (2026)

Quick answer: Before you pay a booking amount, verify at least these: the title deed and link documents, a recent encumbrance certificate (EC), the building permission from GHMC or HMDA, the project's TG RERA registration, and for a ready flat, the occupancy certificate (OC).

Most of these can be checked online in an evening. Get a property lawyer to review the rest.

Why read this, and how it helps you

A flat is usually the biggest cheque you will ever write, and most disputes trace back to one missing paper. This checklist tells you what each document proves and where to check it.

The 10-document checklist

1. Title deed and link documents

The sale deeds showing how the land passed from owner to owner, ideally for the last 30 years, ending with the developer or landowner who is selling to you. Every link should be registered, with matching names and survey numbers.

2. Encumbrance certificate (EC)

The EC shows registered transactions on the land, such as sales and mortgages. Search it on the Telangana Registration and Stamps Department website (registration.telangana.gov.in) for at least the last 30 years. If the land is mortgaged for a construction loan, the bank's no-objection letter (NOC) for your flat is needed.

3. Land records and conversion

For land that was agricultural, check the land records on the state's land records portal (Bhu Bharati) and the conversion order allowing non-agricultural use.

4. Building permission and approved plans

The sanctioned plan from GHMC or HMDA, depending on the location. Check that the number of floors, the blocks and your flat's layout match the approved plan. Extra floors not in the plan are a red flag.

5. TG RERA registration

Every project with more than 8 units or 500 sq m of land must be registered with the Telangana Real Estate Regulatory Authority. Search the project on rera.telangana.gov.in. Check:

• the registration number and its validity
• the promised completion date
• the quarterly progress updates
• any complaints against the project

6. Commencement certificate and NOCs

The commencement certificate allows construction to start. Taller buildings also need NOCs, such as fire safety and, near flight paths, an airport height clearance.

7. Occupancy certificate (OC)

For a ready-to-move flat, the OC confirms the building was built as approved and is fit to live in. Do not take possession of a ready flat without it. Banks and utilities may also ask for it.

8. Agreement for sale

Under RERA rules, the agreement must state the carpet area, payment schedule, possession date and the penalty for delay. Read it before you pay more than 10% of the price. See carpet area vs built-up area to check the area figures.

9. Bank project approval

If major banks have approved the project for home loans, they have already done their own legal check. It is a useful extra comfort, not a replacement for your own lawyer.

10. Tax and utility papers (for resale)

For a resale flat, ask for paid property tax receipts, the mutation in the seller's name, electricity and water bills, and a no-dues letter from the residents' association.

Red flags

• The seller asks for a large cash component.
• The EC shows a mortgage with no bank NOC.
• The project is not on the TG RERA site, or its dates have been extended many times.
• The price is far below everyone else in the area.

Where Honer Homes fits

Ask our team for any Honer Homes project's approvals and TG RERA registration number, and check them yourself on the RERA site before you book. See the Honer Signatis buyer's guide for a project-level example.

Next, follow our step-by-step buying checklist and budget for stamp duty and registration.

This is general information, not legal advice. Engage a qualified property lawyer for your purchase.

Frequently asked questions

How do I get an encumbrance certificate in Telangana? Search and download it from the Telangana Registration and Stamps Department website (registration.telangana.gov.in) using the document or survey details, or apply at the sub-registrar office.

How do I check if a project is RERA registered in Telangana? Search the project name or registration number on rera.telangana.gov.in. The page shows the approvals, completion date and progress updates.

Is an occupancy certificate mandatory? Yes, for a completed building. It confirms the building was built as approved and is safe to occupy. Do not take possession of a ready flat without it.

How many years of title history should I check? Lawyers usually check at least 30 years of title and EC history.