Buy the right property
in Delhi NCR — minus the legal hassle.
We help you buy with confidence: understand the rules in plain language, verify the paperwork with free tools, and hire a trained PLA agent to check the entire property — title, RERA, pending notices, dues — before you pay a rupee. Pehle Jaano, Phir Kharido.
We help you buy the right property — hassle-free
Buying a home or investing shouldn't mean legal landmines and sleepless nights. We take you from confused to confident in four simple moves.
Learn the rules
RERA, documents, stamp duty and the buying process — explained in plain language, the way it actually works.
Verify with tools
Free, no-login tools to check RERA status, estimate total cost, and build a due-diligence checklist for your deal.
Hire a PLA
A trained, certified agent verifies the whole property — title, notices, dues, approvals — and hands you a clear report.
Buy with confidence
Decide with a plain go / caution / no-go verdict. No surprises, no disputes, no regret.
One channel for the whole property picture
From the laws that protect you to the numbers that decide your purchase — explained without jargon, grounded in government rules.
Real Estate & Law
RERA, buyer rights, builder obligations, title & due-diligence — the legal layer most buyers discover too late.
Government & Policy
Circle rates, stamp duty, authority approvals, master plans and the policy moves that shift NCR markets.
Investing, Decoded
Residential vs commercial, budget segments, what to verify at each ticket size — education, never hype or tips.
Hire a PLA to check the property before you buy
Send us the property. We send a trained, PLA-certified agent who collects and verifies every document, visits the offices and the site, and hands you one clear report — title, RERA, pending notices, objections, building rights, dues, the lot. Think Urban Company meets a property lawyer meets your own LIC agent.
Long-format video, podcasts, interviews & deep-dive articles
We go beyond 30-second clips. Real explainers, real client stories, real authority — built on a thousand-plus hours of production experience.
- Talking-head & long-form series — recent topics around real estate, government & investing.
- The podcast & interview series — operators, lawyers, brokers & buyers, unfiltered.
- In-depth articles — researched explainers you can act on, with sources.
- On-ground & events — site truth, project realities and community meetups.
From the PLA Blog
Delhi NCR first — but never only NCR
Our home turf is the capital region, where the most buyers face the most confusion. Each market has its own authority, its own circle rates and its own traps.
See what's selling across Delhi NCR
Jump straight into live listings on 99acres, MagicBricks, Housing & NoBroker — filtered to your city, budget and configuration — plus curated locality guides and video walkthroughs. Then verify your shortlist with a PLA before you commit.
Don't just read — verify
Free, no-login tools that turn knowledge into action. Built around official government processes.
RERA Verifier
Jump to the right state portal & learn exactly what to check.
Stamp Duty Estimator
Indicative duty + registration for Delhi, Noida & Gurugram.
Property Fit Finder
Answer 4 questions, get a tailored due-diligence checklist.
Buyer Checklist
Track every document & approval before you pay a rupee.
Know first. Then buy.
Start with the one guide every Indian home-buyer should read before signing anything.
Browse property by purpose & budget
Pick residential or commercial, then explore each budget band — with the typical profile, the NCR micro-markets, and exactly what to verify before you commit. Educational only; not investment advice.
The checks don't change — the stakes do
Whether it's a ₹40 lakh first home or an ₹8 crore floor, the same legal spine protects you. Bigger cheques just mean bigger consequences for skipping a step.
- RERA-registered and matching the brochure, on the official portal.
- Clean title — sale deed, mother deed, encumbrance certificate.
- Occupancy & Completion certificates for ready property.
- Total cost clarity — stamp duty, registration, GST, charges.
Buying a home to actually live in?
Different priorities from an investor. Here's how to weigh location, builder, possession and loan — so your home is a place of peace, not a pending case.
Ready vs under-construction
Ready homes mean you see what you get and can demand an Occupancy Certificate. Under-construction can cost less but carries delay risk — judge the builder's RERA delivery record first.
Location & daily life
Commute, schools, hospitals, water and power reliability, and the master-plan around you matter more for living than for flipping. Visit at different times of day.
The true monthly cost
EMI is only the start. Add maintenance, property tax, parking and sinking-fund. Use the stamp-duty estimator so the one-time cost doesn't blindside you.
Legal peace of mind
For a home you'll hold for years, a clean title and mutation in your name are non-negotiable. A small legal fee now prevents a decade-long dispute later.
Loan & eligibility
Banks lend against approved, RERA-registered projects with clear titles. If a property is hard to finance, treat that as a signal, not just an inconvenience.
Society & handover
Check the possession letter, society formation, common-area status and any pending dues before you move in and transfer utilities to your name.
What to Know Before Buying a House
A practical, end-to-end walkthrough of buying property in India — the legal process, the documents, RERA, the taxes, and the red flags. Built on the Real Estate (Regulation & Development) Act, 2016 and the standard sub-registrar & revenue processes.
The buying process, step by step
Fix your budget & purpose
Decide live-in vs investment, set an all-in budget (price + stamp duty + registration + charges), and get a home-loan pre-eligibility so you shop in the right band.
Shortlist property & check the builder/seller
Compare areas and projects. For a builder, study the track record and delivery history; for resale, confirm who the seller is and how they acquired the property.
Verify RERA registration
Search the project on your state's official RERA portal. Confirm it is registered and active, and that approvals, layout and timelines match the brochure. Mandatory for projects over 500 m² or 8 units
Do the legal due-diligence
Verify title and the ~30-year ownership chain (sale deed, mother deed), encumbrance certificate, approved building plan & commencement certificate, occupancy/completion certificate, mutation, khata and tax receipts. Get a lawyer's opinion. The most-skipped, most-important step
Agreement to Sell & finalise the loan
Sign the agreement to sell (and builder-buyer agreement for new projects), pay the booking amount through traceable banking channels, and complete your home-loan sanction.
Pay stamp duty & register the Sale Deed
Pay applicable stamp duty and registration, then execute and register the sale deed at the sub-registrar's office. Registration is what legally transfers ownership to you. On the higher of circle rate or price
Mutation & records update
Apply for mutation to record your name in municipal/revenue records. You'll need this for property tax, and for utility connections like electricity and water.
Possession, OC & moving in
Take possession against the possession letter, ensure the Occupancy Certificate is in place, transfer utilities, clear any society dues and confirm society membership.
RERA, in plain language
The Real Estate (Regulation & Development) Act, 2016 created a regulator in every state to bring transparency and accountability to property. Here's what it does for you as a buyer.
- No sale before registration — developers can't advertise or sell a covered project until it's registered.
- 70% in escrow — most buyer money must sit in a dedicated account, used only for that project.
- Carpet-area pricing & honest disclosures — you pay for usable area, with plans & approvals on record.
- Timely delivery — delays attract penalty interest; quarterly progress is published.
- Grievance redressal — you can file a complaint with the authority if promises are broken.
Occupancy Certificate
Confirms the building meets standards & local laws and is legally safe to occupy. Don't take possession of a home without it.
Completion Certificate
Certifies the building was constructed as per the approved plan. Proof the structure matches what was sanctioned.
Encumbrance Certificate
Shows loans, charges or legal claims on the property. A clean EC over ~30 years signals an unencumbered title.
Mutation
Updates ownership in municipal/revenue records after registration — needed for tax and utility connections.
The document checklist
The papers to collect and verify before you pay. Tap each once you've checked it.
Tip: get a property lawyer to independently verify the title chain — it's the cheapest insurance you'll ever buy.
Stamp duty & registration — Delhi NCR
Indicative rates, charged on the higher of circle rate or transaction value. Verify current rates on the official portal.
| City / Authority | Stamp duty (Male) | Female | Registration |
|---|---|---|---|
| Delhi | 6% | 4% | 1% |
| Noida / Greater Noida (UP) | 7% | 6% | 1% |
| Ghaziabad (UP) | 7% | 6% | 1% |
| Gurugram (Haryana) | 7% | 5% | 1% (cap ₹50k) |
| Faridabad (Haryana) | 7% | 5% | 1% (cap ₹50k) |
Red flags
Not on RERA
Project advertised for sale but not registered, or details that don't match the portal. The portal record is legally binding — the brochure isn't.
No OC / CC
Possession offered without an Occupancy Certificate, or a structure that doesn't match the approved plan. Big legal and resale risk.
Cloudy title
Gaps in the ownership chain, undischarged charges on the EC, or a seller's name missing from records. Stop until it's clean.
Cash & under-valuation
Pressure to pay large amounts in cash or register below circle rate. It's risky, often illegal, and hurts you at resale.
Unregistered agent
Under RERA, agents must be registered. An unregistered broker — or one demanding excess commission — is a warning sign.
Chronic delays
A builder with a portal history of missed timelines. Past delay is the best predictor of future delay.
Buyer FAQs
Is RERA registration mandatory for every project? +
What's the difference between an Occupancy and a Completion Certificate? +
Why does the Encumbrance Certificate matter? +
Is registering the sale deed the same as owning the property? +
What is stamp duty calculated on? +
Turn this guide into action
Verify the project, estimate your costs and build a personal checklist — all in one place.
Property tools that do real work
Built around official government processes. They guide and estimate — they don't replace the official portal or your lawyer, and they store nothing.
RERA Verification Tool
Pick your state, jump to the official portal, and check the right things.
Stamp Duty & Registration Estimator
An indicative all-in estimate for Delhi NCR. Verify current rates & circle rate on the portal.
Property Fit Finder
Four questions → a tailored due-diligence checklist for your situation.
Buyer Readiness Checklist
The master list. Tick items off — your progress is shown live (nothing is saved).
Series, podcasts, interviews & articles
Long-format and practical. Replace these slots with your published videos, episodes and articles as you launch.
Demystifying property for everyday India
We're a content-first platform built to make property understandable: the laws, the process, the numbers and the traps. No hype, no tips — just clarity so you can decide for yourself. Pehle Jaano, Phir Kharido.
Built on real production experience
Thousands of hours of long-format video and podcast production sit behind this platform. We bring that craft to one mission: helping buyers and investors understand property before they commit — across Delhi NCR and beyond.
- Content — series, podcasts, interviews and articles on real estate, government & investing.
- Tools — verification & estimation built on official processes.
- Events — meetups, site truths and community conversations.
Work with us / say hello
Collaborations, events, guest interviews or feedback — we'd love to hear from you.
Opens your mail app to hello@propertylawadvisor.in
Get the weekly property brief
New explainers, policy changes and NCR market notes — straight to your inbox.
Hire a PLA — your property's private investigator
A trained, PLA-certified agent personally verifies everything about a property and hands you one clear report — before you pay a single rupee. You stay home; your PLA does the running around. Urban-Company convenience, NoBroker focus, the trust of your own LIC agent — for property due-diligence.
One agent. Every check. A report you can trust.
Most buyers can't tell a clean title from a risky one, or spot a pending notice hiding behind a glossy brochure. Your PLA does — on the ground, in the offices, and on paper.
A dedicated PLA agent
Trained & certified by us, background-checked, and equipped with our verification SOPs. They own your case end to end.
Legwork done for you
Sub-registrar, development authority, municipal office and the site itself — your agent travels and queues so you don't.
A lawyer-reviewed report
Every finding is cross-checked and reviewed by a qualified property lawyer, then delivered with a plain-English verdict.
How hiring a PLA works
Book & share the property
Tell us the property, the city and whatever documents you already have. Takes minutes — no documents? We start from the address.
Your dedicated PLA is assigned
A trained, background-checked, PLA-certified agent takes ownership of your case and becomes your single point of contact.
Documents collected & records fetched
Your agent gathers papers from you and the seller/builder, and pulls official records — title chain, EC, RERA listing and approvals.
On-ground & office verification
Visits to the sub-registrar, authority, municipal office and the site to confirm reality matches paper. All standard NCR travel included
Full legal & technical checks
Title, RERA, pending notices, litigation, building rights, OC/CC and dues — cross-checked and reviewed by a property lawyer. Lawyer-reviewed before release
Your Property Report + debrief call
A clear written report with a go / caution / no-go verdict, and a call to walk you through every finding.
Everything your PLA verifies
A complete picture of the property's legal and regulatory health — not a checklist of jargon, but answers you can act on.
Clear ownership traced across the ~30-year chain — sale, gift & partition deeds, mother deed.
Loans, mortgages, liens or claims via the EC, plus a bank no-dues check where financed.
Registered & active on the state portal, with approvals and timelines matching the brochure.
Sanctioned plan, layout, land-use and permissible FAR — and whether construction matches it.
OC (legal to occupy) and CC (built to the approved plan) verified for ready property.
Demolition, acquisition or other authority notices that could threaten the property.
Civil court search for ongoing cases, stay orders, injunctions or family disputes.
Where warranted, a public-notice process inviting third-party objections and claims.
Property-tax arrears, society/maintenance dues, NOCs and any unreleased loan charge.
Whether the property on the ground matches the documents — area, boundaries, encroachment.
Ownership reflected in municipal/revenue records — and what's needed to put it in your name.
A clear go / caution / no-go call with the reasons — so the decision is genuinely yours.
Agents we train. Standards we own.
Every PLA is taught the same playbook — what to fetch, where to look, and how to read a deed, an EC and a RERA listing. They carry our checklists and our name. You're not gambling on a random broker; you're hiring a representative of Property Law Advisor.
- Trained & certified by PLA on title, RERA, approvals & field checks.
- Background-checked and accountable to our service standards.
- Lawyer-backed — findings reviewed by qualified property lawyers.
- Local — agents who know NCR's authorities, circle rates & quirks.
Collects, verifies, visits & reports — one accountable person.
100% satisfaction guarantee
If we don't deliver the verification we promised, we make it right. Your peace of mind is the product.
One flat fee, by property value
Priced to the property's value — not the hours we spend. Standard NCR travel is included; only unusual out-of-pocket costs are billed at actuals.
Get your exact quote
Enter the property value to see your fee, what's included and the payment split.
Doing it yourself vs hiring a PLA
On your own
- Days lost across registrar, authority & portals
- Easy to miss a pending notice, charge or court case
- No on-ground check — paper may not match reality
- You travel, queue and follow up yourself
- Hard to read a sale deed, EC or RERA listing
With a PLA
- One expert handles the entire verification
- Title, RERA, notices, litigation & dues — all checked
- On-ground + office visits confirm the truth
- Your agent travels for you — NCR travel included
- Lawyer-reviewed report with a clear verdict
- 100% satisfaction guarantee
Hire-a-PLA FAQs
Are you a law firm? +
How long does a verification take? +
What if I don't have all the documents? +
What does the price depend on? +
Do you cover properties outside Delhi NCR? +
How does payment work? +
Don't buy blind. Hire a PLA.
Get a fixed quote in seconds and put a trained agent on your property.
Explore Delhi NCR properties
We don't list properties ourselves — we send you straight to live inventory on India's biggest portals, filtered to your search, plus locality guides and walkthroughs. Find a shortlist here, then verify it with a PLA before you pay.
Property Search Launcher
Set your filters, then open matching listings on every major portal in one tap.
NCR hotspots
Curated micro-markets with a quick read on each — tap a portal to see what's live.
Property & locality walkthroughs
Open curated walkthrough videos, or drop your own YouTube embeds into these slots.
Found one you like? Verify it first.
A listing tells you the price and the photos. It won't tell you about a pending notice, a cloudy title or a missing OC. Put a PLA on your shortlist and buy with certainty.
Privacy Policy
How Property Law Advisor collects, uses and protects your information.
This Privacy Policy explains how Property Law Advisor ("PLA", "we", "us") handles information when you use our website, tools and services, including the Hire-a-PLA verification service. By using our website or services, you agree to this policy.
1. Who we are
Property Law Advisor is a property education and verification platform operating from S2, Basement, D-163, D Block, Sector 61, Noida, Uttar Pradesh 201301. You can reach us at hello@propertylawadvisor.in.
2. Information we collect
- Information you give us — your name, email, phone number and message when you use our contact form, newsletter sign-up or booking enquiry, and any property details you share when you request Hire-a-PLA (such as the property address and documents).
- Information collected automatically — basic usage and device data (such as browser type, pages viewed and approximate location) through cookies or similar technologies and analytics tools, to keep the site working and improve it.
Our free tools (RERA verifier, stamp duty estimator, checklists) run in your browser and are designed not to send your inputs to us.
3. How we use your information
- To respond to your enquiries and provide the services you request, including Hire-a-PLA.
- To send you updates or newsletters you have opted into (you can unsubscribe anytime).
- To operate, secure, analyse and improve our website and services.
- To comply with legal and regulatory obligations.
4. Cookies & analytics
We may use cookies and third-party analytics to understand how the site is used. You can control or disable cookies through your browser settings; some features may not work as intended if you do.
5. How we share information
We do not sell your personal information. We share it only as needed to deliver our services — for example, with the assigned PLA agent and any service partners or professionals (such as reviewing lawyers) involved in your verification — or where required by law, regulation or legal process. Third-party websites we link to (such as 99acres, MagicBricks, Housing and NoBroker) have their own privacy policies, which govern your use of those platforms.
6. Data security & retention
We take reasonable measures to protect your information and retain it only for as long as necessary to provide our services and meet legal requirements.
7. Your rights
You may request access to, correction of, or deletion of your personal information, and you may withdraw consent for marketing communications, by emailing hello@propertylawadvisor.in.
8. Children
Our website and services are not directed to individuals under 18, and we do not knowingly collect their data.
9. Changes
We may update this policy from time to time. The latest version will always be posted on this page with a revised "last updated" date.
10. Contact
Questions about this policy? Email hello@propertylawadvisor.in or write to us at the address above.
Terms of Use
The terms that govern your use of our website, tools and services.
These Terms of Use ("Terms") govern your access to and use of the Property Law Advisor website, content, tools and services. By using the site, you accept these Terms.
1. Educational nature — not professional advice
Our content and tools are provided for general information and education only and do not constitute legal, financial, tax or investment advice, nor an offer or solicitation to buy or sell any property. Laws, RERA rules, circle rates and charges vary by state and change over time, and figures shown are indicative. Always verify a project's registration and details on the official state RERA portal and land-records authority, and consult a qualified property lawyer, chartered accountant or registered advisor before any decision or transaction.
2. No property listings
We do not own, list or sell properties. Links to third-party portals and builder websites are provided for your convenience only; we do not control, verify or endorse any specific listing, and we are not responsible for content on those platforms.
3. The Hire-a-PLA service
- Hire-a-PLA is a paid, done-for-you property verification service. The specific scope, fee and timeline are confirmed in the quote/engagement you accept, which forms part of these Terms.
- We are not a law firm and do not provide legal representation. Our agents are trained and certified in-house, and findings are reviewed by qualified property lawyers. The report is for your information; the buying decision is entirely yours.
- Our verification relies on documents and records available at the time, and on the cooperation of sellers, builders and government offices. We are not responsible for matters that are not discoverable through reasonable verification, or for events after the report date.
4. Fees & payment
Fees are as published or as set out in your quote. Payment is 75% in advance to begin and 25% after the report is delivered. Fees are exclusive of applicable taxes (GST). Statutory fees, certified copies and out-station travel are billed at actuals and agreed in advance.
5. Cancellation & refunds
Cancellations and refunds are governed by our Cancellation & Refund Policy.
6. Intellectual property
All content on this website — text, design, graphics, logos and tools — belongs to Property Law Advisor and may not be copied, reproduced or reused without our written permission.
7. Limitation of liability
The website and content are provided "as is" without warranties of any kind. To the maximum extent permitted by law, Property Law Advisor is not liable for any indirect, incidental or consequential losses arising from your use of the site, the tools or third-party links. Nothing in these Terms excludes any liability that cannot be excluded under applicable law.
8. Governing law & jurisdiction
These Terms are governed by the laws of India. The courts at Gautam Buddha Nagar (Noida), Uttar Pradesh shall have jurisdiction, subject to applicable law.
9. Changes & contact
We may revise these Terms at any time; the current version is posted here. Questions? Email hello@propertylawadvisor.in.
Cancellation & Refund Policy
Clear, fair terms for cancelling a Hire-a-PLA booking and how refunds work.
This policy applies to the Hire-a-PLA property verification service. We aim to be fair: you pay for work done, and we stand behind the quality of our service.
1. Booking & payment
Bookings are confirmed on receipt of 75% of the fee in advance. The remaining 25% is payable after your report is delivered. Fees are subject to applicable taxes (GST).
2. Cancelling your booking
- Before an agent is assigned / work begins — your advance is refunded, less a small administrative/processing charge to cover onboarding costs.
- After work has begun but before the report is delivered — refunds are pro-rata. We retain a fair amount for the work already completed and any costs already incurred (such as record-retrieval and travel), and refund the balance.
- After the report is delivered — the service is complete, the balance becomes due, and the fee is non-refundable, subject to the satisfaction guarantee below.
3. Out-of-pocket actuals
Statutory fees, charges for certified copies, government search fees and out-station travel are billed at actuals. Once these costs have been incurred on your behalf, they are non-refundable.
4. Our 100% satisfaction guarantee
If we fail to deliver the verification we agreed to, we will re-do the work or discuss a fair resolution with you. The guarantee covers the quality and completeness of our service — it does not guarantee the condition of the property, the outcome of your purchase, or decisions and actions of sellers, builders, courts or government authorities, and it does not cover matters that are not discoverable through reasonable verification.
5. How refunds are processed
Approved refunds are made to the original payment method, typically within 7–10 business days of approval. Timelines may vary with your bank or payment provider.
6. How to request a cancellation or refund
Email hello@propertylawadvisor.in with your booking details and reason. We'll acknowledge and respond promptly.
7. Changes
We may update this policy from time to time; the current version is always posted here.
The Property Law Advisor Blog
Real estate news, RERA & legal explainers, Delhi NCR market reads and buyer guides — researched, practical, and written to actually help you decide. New every week.
Reading is step one. Verifying is step two.
When you find a property you like, put a trained PLA on it before you pay.