Title Search & Due Diligence
Know exactly what you are buying — or what you have inherited.
What this engagement covers
Title Search & Due Diligence, End-to-End.
Independent title search reports compiled from primary records: CTS numbers, 7/12 extracts, property cards, encumbrance certificates, tax receipts, prior sale deeds and Power-of-Attorney histories. Essential before any purchase or sale and indispensable for NRIs verifying inherited property.
Our process
From First Call to Final Order
Confidential Intake
30-min discovery call on phone or Zoom. We confirm scope, urgency and fee on the same call.
Diligence & Strategy
Document review, record retrieval and a written strategy note — including timeline, risks and milestones.
Documentation & Filing
Drafting, apostille, Power of Attorney, registration and filing handled end-to-end by a named matter lead.
Representation
Court, tribunal, registrar or counterparty representation — with weekly written updates across time-zones.
Closure & Handover
Final order, registered deed or settlement, plus a sealed matter file and post-closure compliance calendar.
Why IndusGuard
Built for Matters That Cross Borders
One named matter lead
No call-centre, no hand-offs. A senior advocate owns your file end-to-end.
NRI desks across 8 countries
Overlapping US, UK, Gulf and APAC hours — apostille and POA built into every workflow.
Weekly written updates
Plain-language progress notes, secure document portal and milestone-based fees.
Pan-India bar coverage
Empanelled counsel across High Courts, NCLT, DRT and the Supreme Court of India.
Where we serve
A Global NRI Desk, Anchored in India.
We act for clients across 8+ countries and represent matters in every major Indian jurisdiction — High Courts, NCLT, DRT and the Supreme Court.
- United States
- Canada
- United Kingdom
- UAE
- Australia
- Singapore
- Germany
- Saudi Arabia
- Kolkata
- Mumbai
- Delhi NCR
- Bengaluru
- Chennai
- Hyderabad
- Pune
- Pan-India
Common questions
Before You Call
What documents are checked in a title search for NRI property in India?+
A comprehensive title search covers: chain of title deeds for at least 30 years, encumbrance certificate from the sub-registrar, mutation records at the revenue authority, litigation searches at relevant courts, tax receipts, society NOC and share certificate where applicable, sanctioned building plan, occupancy certificate, and any Power of Attorney history in the title chain.
How long does a title search report take for NRI property in India?+
Title search reports are delivered within 5-7 working days for most urban properties. Rural or ancestral properties with incomplete revenue records may take 10-14 days. The report is delivered in plain English with red-flag items summarised and a recommendation on whether to proceed with the transaction.
What is an encumbrance certificate and why is it important?+
An encumbrance certificate is an official record from the sub-registrar showing all registered transactions on a property over a specified period — mortgages, sales, gifts, and charges. It confirms whether the property is free of registered financial liabilities. An NRI should always obtain an EC covering at least 13-30 years before purchasing property in India.
What is the Khatian in West Bengal and how is it verified?+
A Khatian is the primary land ownership record in West Bengal, maintained at the Block Land and Land Reforms Office (BL&LRO). It records the owner's name, nature of holding, and survey details under an RS (Revisional Settlement) or LR (Land Reforms) number. Title verification for Bengal property begins with Khatian verification through the Banglarbhumi portal and ground-level BL&LRO records.
Can a title search detect property fraud before purchase?+
A title search detects the most common forms of property fraud in India: forged sale deeds, unregistered Powers of Attorney used for transfer, missing links in the succession chain, properties with adverse possession claims, properties subject to pending partition suits, and properties with undisclosed mortgages. It cannot detect fraudulent documents that have never been registered and leave no public record.
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