1. Identify the project and phase
Record the project name, phase or tower, promoter’s legal name, location and claimed registration number. Similar marketing names can refer to different phases. Ask the seller to identify the exact unit, its area measurement and the documents that apply to it.
- Save the listing or brochure with its date.
- Ask for the registration number and the written unit details.
- Use the same identifiers in every document comparison.
2. Read the applicable RERA record
RERA provides a regulatory framework for project registration and promoter disclosures. Check the relevant state authority, including registration status, submitted documents, completion information and available updates or orders. Use the Act as background; state rules, exemptions and individual facts need their own review.
For Uttar Pradesh, begin with the official UP-RERA portal. For Haryana, choose the appropriate authority on its official website. An absent search result is an unresolved check, not proof of misconduct or proof that registration is unnecessary.
India Code: Real Estate (Regulation and Development) Act, 2016
3. Request a document review
Ask a local property lawyer for a transaction-specific document list. Depending on the property, this may include title and prior transfers, encumbrance information, sanctioned plans, land-use permissions, the draft agreement, and completion or occupancy documentation where applicable. Confirm documents with the issuing authority rather than relying only on screenshots.
A resale, plot and under-construction apartment need different checks. Record what is supplied, what is missing and who will verify it. Avoid describing a property as legally clear solely because a lender or promoter has accepted it.
4. Compare promises with written terms
Create three columns: sales promise, supporting document, unresolved question. Compare possession timing, area basis, parking, maintenance, payment milestones and charges. If the brochure and agreement differ, obtain a written clarification before making the decision.
- Separate an announced infrastructure project from an operating service.
- Check the commute and site condition yourself at relevant times.
- Distinguish an asking price from evidence of a completed transaction.
5. Keep the decision auditable
Maintain a simple evidence log: document or URL, date checked, claim supported, unresolved issue, and next person to contact. Pause the decision when a material legal, financial or delivery question remains unresolved. Public records change; revisit them before signing.