For most Indians, purchasing property not only represents an investment but also marks the near completion of a life’s work that has stretched over years. In the midst of the thrill and excitement generated by so many factors, one most important questions remains largely unaddressed: what is the search report of the property, and whether the property is free of litigation with respect to the law. While glittering advertisements promise to offer, at the most competitive price, the location of everyone’s dreams and amenities fit for the world’s best, none can guarantee legal safety.

That is what has been termed the property search report – an exhaustive, legally backed historical account of the title, tax compliance history, and any legal complications relating to the property in question. Quite contrary to being merely bureaucratic formalities, search reports are some forms of an individual’s first line of defence against what is probably the worst market for incomplete records and ownership disputes.

Knowing how to get a search report of property and understanding its property search report format can literally mean the difference between your dream home and a legal battle.

What is Meant by the Search Report of Property?

A property search report is a detailed document that provides information regarding the legal state and ownership of the property. A legal practitioner or registered property search agency would prepare the search report after completing proper due diligence of government records, land ownership documents, municipal records, and various other sources.

A search report is primarily meant to determine whether the property or apartment is free from any encumbrances, disputes, or pending litigation. The property search report usually confirms the validity of the title, ownership history, any dues pending, such as property tax, and legal compliance.

See also: Real Estate Scams and Fraud: Common Types & How to Avoid Them

Importance of Property Search Report in India

In India, the vast and highly unorganized real estate market can lead to fraudulent property transactions if proper checks are not performed. A property search report, therefore, acts as a buffer for buyers, developers, and investors from having their property tainted with an unclear legal title. The quintessential benefits include:

• Verification of ownership: It certifies that the seller is the true owner.
  
• Check for legal encumbrances: Discovery of any mortgage, lien, or pending litigation.
  
• Clarifies property boundaries: Avoids future disputes with respect to land dimensions.
  
• Municipal compliance check: Verify that property taxes & approvals are all up-to-date.
  
• Clear title transfer assurance: It guarantees registration of property without a hitch.
  

Otherwise, a buyer, in fact, may be made to acquire a property with disputes concealed at the back, conspiring against what apparently seems a smooth transaction and holding the transaction quite risky and maybe resulting in financial collapse.

Property Search Report Format

This is how the property search report format looks. This generally varies among different agencies or individuals preparing it. However, most property search reports in India will include the following:

Property Identification Details:

• Property address
  
• Survey number or plot number
  
• The area in square feet or square meters
  

Owner Details:

• Current registered owner
  
• Date of ownership transfer
  
• Previous owners (ownership history)
  

The specifics of an Encumbrance Certificate:

• Mortgages
  
• Liens
  
• Pending court cases
  
• Other Claims on the Property
  

Municipal Compliance Status:

• Property tax up to date
  
• Zoning regulations compliance
  
• Approved building plans
  

Land Use Classification:

• Residential
  
• Commercial
  
• Agricultural
  

Revenue Records Verification:

• Land revenue receipts
  
• Records from Local Land Registry Offices
  

Remarks and Legal Opinion:

• Summary of Findings
  
• Legal opinion concerning the current marketability of the property
  

This usually accompanies certified copies of the related documents, such as title deeds, encumbrance certificates, and tax receipts.

See also: Think Before You Buy: How to Identify Fake Property Documents

How to Get a Search Report of Property?

The procedure of attaining property search reports in India is quite long. Mostly, buyers are required to hire legal expertise or check with the sub-registrar’s office or land revenue offices for property search reports. With the advent of digitalization, for the last couple of years, most of these property search reports have also been available online, and there are easy and quick means of acquiring them.

Steps Required to Obtain Property Search Reports:

• Identify property details: You must acquire some information, such as the survey number, address, and particulars of the current owner.

• Engage recognized agencies: Engage a licensed property lawyer or a registered property search agency. Some government portals also provide property search report online services.
  
• Submission of Application: Fill out an application form concerning the property in question.
  
• Fees Submission: Pay the prescribed fees for the search.
  
• Processing and verification: The agency or department will verify government records, revenue documents, and other official sources.
  
• Receive Search Report: Completion of the report means issuing a detailed property search report in physical or electronic form.
  

A few states have popular portals hosted by the official State Land Revenue Departments or which provide property search report online services through Integrated Land Records Management systems like the Bhulekh portals.

See also: Importance of Encumbrance Certificate in Property Transactions

Property Search Report Online – Is it Reliable?

Digitization has created many opportunities for the Indian population across states in terms of property search report online being available. This system works much faster and in a more assured manner compared to the traditional approaches. But it should be constantly cross-checked with reality because it really needs to prove the reports authentic and validated either by authorized government portals or trusted agencies.

For example, Maharashtra Bhulekh and Karnataka Bhoomi websites have a bona fide and legitimate search of land records. Getting such reports from unverified private websites after paying fees would not make any sense because those documents won’t generally hold much legal value.

How Much Does a Property Search Report Cost?

The cost of a property search report in India is extremely variable, depending on the complexity of the property, the service provider chosen, and whether the property search takes place online or offline.

• It costs between ₹1,000 to ₹5,000 for a typical simple property search report.
  
• Comprehensive reports, including legal opinions, ownership history, encumbrance certificates, and municipal compliance, can cost above ₹10,000.
  
• A package under this online property report service generally lies within the range of 500 to 1,500 rupees, especially for maintenance-free searches, as proven by government portals.
  

However, slightly higher prices should not deter one from using trusted sources to ensure the property search report’s authenticity and legal validity.

See also: Stay Order on Property: Vacate It with Legal Steps

What is the Time Period for Property Search Report?

The time period for property search report validity is an important consideration in fast-moving property markets.

• Generally speaking, the property search report time period is valid for 3 to 6 months.
  
• Some agencies may suggest obtaining an updated report just before the transaction or registration to ensure there have been no recent encumbrances or legal developments.
  
• Some sub-registrar offices may even accept a property search report with a maximum of 30 days’ validity from the date of submission for registration purposes.
  

It is proper to clarify with the relevant authority or agency preparing the report the time validity requirement.

Conclusion

A property search report is one of the crucial and essential documents for property transactions in India. It gives a good insight into the legal standing of a property, its ownership history, and various liabilities. Digital services have provided the option to inquire about property search report online, but confirming the genuineness of the source is paramount.

Investors, homebuyers, or real estate professionals should deem it essential to procure an elaborate property search report to avert risks and secure investments regarding property transactions.

For any property transaction to run smoothly, it is therefore recommended that one consult credible property search agencies or licensed government portals and verify the property search report format to meet the legal requirements.

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