Property disputes in NCR are almost always documentation failures discovered late. This checklist is ordered by the stage at which you should collect each item.
Before booking
- RERA registration certificate — verified independently on up-rera.in
- Title documents — establishing the promoter's right to develop the land
- Lease deed / allotment from the Authority — most Noida land is leasehold from the Authority, so read the lease terms
- Sanctioned building plans — from the competent authority, not the brochure
- Commencement certificate
- Encumbrance status — whether the land carries existing charges
- Approved layout plan showing your tower and phase
At booking
- Allotment letter — must specify unit number, carpet area, all-inclusive price, payment schedule and possession date
- Payment receipts — into the designated project account only
- Cost sheet — with every charge itemised
The agreement stage
The builder-buyer agreement is the document that decides your outcome if anything goes wrong. Read these clauses specifically:
| Clause | What to check |
|---|---|
| Possession date | Must match the RERA-declared date |
| Delay compensation | Rate payable to you, and how it is calculated |
| Cancellation and forfeiture | How much you lose if you exit |
| Area variation | Permitted tolerance and price adjustment mechanism |
| Specification changes | Whether the promoter can substitute materials unilaterally |
| Dispute resolution | Forum and jurisdiction |
Have a property lawyer read this. The fee is small relative to the transaction and it is the only stage where changes are still possible.
At possession
- Occupancy certificate — never take possession without it
- Completion certificate
- Final no-dues certificate from the promoter
- Sale deed, registered, with stamp duty paid
- Possession letter with the handover date recorded
- Snag list — signed and acknowledged before you accept keys
If you are taking a loan
The bank's legal and technical team runs its own verification, and that is a useful second opinion — but it protects the bank's security, not your interests. Do not treat loan approval as a substitute for your own due diligence.
Ask for the full document set
We can share the available project documentation for your review and for your lawyer's, before you commit to anything.
Frequently asked questions
What is the most important document when buying a flat?
The registered sale deed transfers ownership, but the builder-buyer agreement decides your rights during construction, and the occupancy certificate determines whether the building can be legally occupied.
Is Noida property leasehold or freehold?
Much of Noida is developed on land leased from the Noida Authority, so the lease terms and their duration should be read carefully.