Pune Property Checks by Locality: A 2026 Verification Guide

Pune's property market is booming, driven by IT demand in Hinjewadi, Wakad and Kharadi. Buying here, though, means careful checks across several authorities: the Pune Municipal Corporation (PMC), the Pimpri-Chinchwad Municipal Corporation (PCMC), the Pune Metropolitan Region Development Authority (PMRDA) and Gram Panchayats. This guide sets out how to verify a Pune property, with locality-specific points, frequent pitfalls and a full checklist for 2026.

If you are a buyer eyeing a flat in Baner or an NRI investor looking at the IT parks of Hinjewadi, the guide will help you find your way safely through Pune's complicated property landscape.

How Pune's property market is laid out

Pune is the second-largest city in Maharashtra and a major centre for IT, education and manufacturing. Its property market splits into separate zones, and each has its own regulatory framework and verification needs.

The segments of the market

IT corridors (West Pune):

• Hinjewadi (Rajiv Gandhi Infotech Park)
• Wakad, Baner and Balewadi
• High-rise apartments and SEZ projects
• Mostly under PCMC and PMRDA

The traditional core:

• Deccan, Shivajinagar, Kothrud and Karve Nagar
• Under PMC, with older title chains
• A combination of plotted developments and redevelopments

The East Pune IT belt:

• Kharadi, Magarpatta, Hadapsar and Wagholi
• PMC and cantonment areas
• New IT parks and residential townships

Growth areas on the edge:

• Talegaon, Chakan and Lonavala
• Under PMRDA and Gram Panchayats
• Compliance with NA conversion is critical

Premium South Pune:

• Koregaon Park, Kalyani Nagar and Viman Nagar
• A mix of PMC and cantonment boards
• Properties of high value with complicated title chains

What drives the market: jobs in the IT sector, educational institutions, the manufacturing belt, closeness to Mumbai and better infrastructure (metro, ring road, expressway).

Official portals for checking Pune property

The portals you need depend on where the property is. Here is a directory of the essential ones.

Portal 1: IGR Maharashtra (Inspector General of Registration)

Portal: igrmaharashtra.gov.in

Use it to:

• Download the Encumbrance Certificate (EC)
• Verify registered sale deeds, mortgages and liens
• Look through the registration history of a property

Coverage: all registered documents across Maharashtra, including Pune district

Steps:

• Pick the district, Pune
• Pick the sub-registrar office that suits the property's location
• Key in the survey number or the owner's details
• Pay the fee online (₹50-200, depending on the number of years)
• Download the digitally signed EC

For Pune: Get an EC for at least 15 years, and preferably 30 years, to verify the title chain.

Portal 2: MahaBhulekh (revenue records)

Portal: mahabhulekh.maharashtra.gov.in

Use it to:

• Obtain the 7/12 Extract (Satbara Utara)
• Verify survey numbers, land area and ownership
• Check the land classification (agricultural or NA)

Coverage: rural and semi-urban properties across Maharashtra

What you can get:

• 7/12 Extract — present ownership, area, type of land and details of cultivation
• 8A Extract — history of mutation of ownership
• Property Card — details of urban property within PMC and PCMC limits

Steps:

• Pick the district, Pune
• Pick the taluka (Haveli, Mulshi, Pune City and others)
• Type in the name or code of the village
• Search by survey number or owner's name
• Download the digitally signed 7/12 and 8A extracts

A note for Pune: Properties under PMC and PCMC may show an "NA" (non-agricultural) classification. Check that the NA order was legally approved.

Portal 3: PMC (Pune Municipal Corporation)

Portal: pmc.gov.in

Use it to:

• Look at property tax records and receipts
• Check approvals of building plans
• Verify the Occupancy Certificate (OC)
• Look at No Objection Certificates (NOC)

Coverage: property inside PMC limits (Deccan, Kothrud, Kharadi, Hadapsar, part of Baner and others)

Main services:

• Payment of property tax, and its history
• Status of building permission
• Verification of the Completion Certificate (CC)
• Verification of the trade licence

Getting property records:

• Go to the Citizen Portal or the Property Tax section
• Enter the property identification number (PIN)
• Download the property card and tax receipts
• Verify the tax payments of the last 5 years

PMC zones: The city is split into 15 prabhags (wards), and your property's prabhag tells you the jurisdiction.

Portal 4: PCMC (Pimpri-Chinchwad Municipal Corporation)

Portal: pcmcindia.gov.in

Use it to:

• Verify property within PCMC limits (Hinjewadi, Wakad, Pimpri, Chinchwad)
• Check building approvals and the OC
• Look at property tax records

Coverage: the Pimpri-Chinchwad Municipal Corporation area, including the main IT corridors

Difference from PMC: PCMC has its own development control regulations (DCR) and approval processes. Restrictions on hill slopes are stricter in PCMC areas.

Steps:

• Open PCMC citizen services
• Enter the property tax assessment number
• Download the property card and the tax history
• Check the status of building plan approval

Portal 5: MahaRERA (Real Estate Regulatory Authority)

Portal: maharera.mahaonline.gov.in

Use it to:

• Verify the RERA registration of projects under construction
• Check project approvals, timelines and use of funds
• Lodge complaints against builders

Coverage: every residential project launched after May 2017 on a plot above 500 sq.m or with 8+ apartments

How to verify:

• Search using the project name or the developer
• Look up the RERA registration number
• Verify project details, completion date and carpet area
• Download the quarterly progress reports
• Check the history of complaints

Relevance to Pune: Most projects in the IT corridors of Hinjewadi, Wakad and Kharadi come under RERA. Verify RERA registration before you book.

Portal 6: PMRDA (Pune Metropolitan Region Development Authority)

Portal: pmrda.gov.in

Use it to:

• Check planning approvals for outlying areas
• Check sanctions of layouts and building permissions
• Check the status of NA conversion in PMRDA areas

Coverage: areas outside PMC and PCMC limits, including Talegaon, Chakan and the Lonavala periphery

Important: PMRDA has jurisdiction over 7,256 sq.km, taking in Pune, Pimpri-Chinchwad and surrounding areas. Property within PMRDA limits needs specific approvals.

Portal 7: eCourts Maharashtra

Portal: ecourts.gov.in/ecourts_home/

Use it to:

• See whether any court case is pending on a property
• Verify civil suits, title disputes and criminal cases
• Search by property address, survey number or owner's name

For Pune: Search the Pune City Civil Court, the Pune District Court and the Pimpri-Chinchwad Court separately, for a complete litigation check.

What to verify in each part of Pune

Pune's varied geography and its many jurisdictions call for checks that depend on the area. This is what to look at in each main zone.

Hinjewadi, Phases 1, 2, 3

Jurisdiction: PCMC (Phases 1-2), PMRDA (Phase 3)

Main checks:

• NA conversion approval — Hinjewadi land was mostly agricultural, so confirm the NA order with the Collector's office
• PCMC building permission — Check that the project has a valid building plan approval
• Hill slope restrictions — Phases 2-3 have hills, so verify whether the property falls in CRZ or a restricted slope zone (gradient above 1:3)
• Legality of access roads — Many internal roads lie on private layouts, so verify who owns the road
• Water supply NOC — Check whether the project has a PCMC water connection or depends on tankers

Common problems:

• NA conversion done without authority (land converted without the Collector's approval)
• A layout plan that PCMC has not sanctioned
• Violations in cutting hills
• Disputed ownership of the land by the original farmers

Sub-registrar office: the Hinjewadi Sub-Registrar Office, for EC and registration

Wakad: what to check

Jurisdiction: PCMC

Main checks:

• 7/12 Extract — Verify present ownership and NA status
• Gunthewari issues — Wakad has a history of informal land division, so verify that the survey number was subdivided legally
• PCMC property card — It must show current ownership and payment of tax
• Compliance on hill slopes — Parts of Wakad have slopes, so check CRZ restrictions
• Effect of road widening — The Mumbai-Bangalore Highway is being expanded, so verify whether the property falls in the widening zone

Common problems:

• Disputed farmland sold with no proper NA conversion
• Several claims on the same survey number (gunthewari disputes)
• A builder unable to produce an Occupancy Certificate
• Encroachment on DP (Development Plan) road reservations

Sub-registrar office: the one at Pimpri-Chinchwad

Baner: what to check

Jurisdiction: PMC (parts), PMRDA (outlying areas)

Main checks:

• Boundary between PMC and PMRDA — Verify which authority governs your property, since boundary disputes are common
• Hill slope restrictions — The area around the Baner-Pashan link road has strict slope rules
• Occupancy Certificate — Many older buildings in Baner have no OC, which is critical for a home loan
• Development Plan reservation — Check whether the property falls in a DP road, garden or amenity reservation
• Title chain from the first owner — Baner had many village landowners, so verify the chain from the Patel or original owner

Common problems:

• Confusion between PMC and PMRDA jurisdiction that leads to dual approvals
• Unauthorised construction on hill slopes
• Agricultural land sold without an NA order
• Disputed inheritance among the original village families

Sub-registrar office: Haveli, for Baner and Pashan

Kharadi: what to check

Jurisdiction: PMC

Main checks:

• PMC building permissions — Verify the approved plans and the OC
• Nearness to the cantonment — Parts of Kharadi are close to Pune Cantonment, so check whether an NOC is required
• Effect of the SEZ — Kharadi has Special Economic Zones, so verify whether residential use is allowed
• Wetland limits — Low-lying land by the Mula-Mutha river, so check if the plot is CRZ
• RERA compliance — Most projects post-2017. Verify RERA registration

Common problems:

• A builder who cannot give the OC because of violations of the plan
• Properties in a notified SEZ area with limits on residential use
• Violations involving wetland or CRZ
• Too little parking in approved plans

Sub-registrar office: the Pune City Sub-Registrar Office, for Kharadi

Hadapsar: what to check

Jurisdiction: PMC, Pune Cantonment Board (parts)

Main checks:

• Cantonment clearance — Some areas fall under Pune Cantonment, so verify whether a Cantonment Board NOC is needed
• Nearness to the airport — The area is close to Pune Airport, so check for height restrictions
• PMC property tax — Verify the property card and the history of tax payment
• Effect of slum rehabilitation — Hadapsar has SRA projects, so verify whether the land is reserved for rehabilitation
• EOUs and IT SEZ — Check whether the property is near Export Oriented Units, which may carry restrictions

Common problems:

• Disputes over jurisdiction between the Cantonment and PMC
• Height restrictions arising from the airport
• A builder who cannot provide a separate deed (issues of undivided share)
• Land for slum rehabilitation that was sold illegally

Sub-registrar office: Pune City, for Hadapsar

Balewadi: what to check

Jurisdiction: PCMC

Main checks:

• Reservation for the sports complex — The area around the Shree Shiv Chhatrapati Sports Complex, so verify whether the property is in reserved land
• Rules on hill slopes — The western parts have hills, so check compliance with slope gradients
• A layout approved by PCMC — Verify that PCMC sanctioned the layout
• Gunthewari title — Many properties have a history of informal subdivision
• Water and drainage NOC — Check whether PCMC services are connected

Common problems:

• Properties inside the DP reservation for the sports complex
• Unauthorised hill cutting and construction
• Agricultural land sold without NA conversion
• Disputes between builders and the original landowners

Sub-registrar office: the one at Pimpri-Chinchwad

Koregaon Park and Kalyani Nagar (premium East Pune)

Jurisdiction: PMC, Pune Cantonment (parts)

Main checks:

• Restrictions on heritage — Some buildings stand in a conservation zone, so verify whether redevelopment is allowed
• Approval of the Cantonment Board — Parts fall under the cantonment, so check NOC requirements
• Title verification at high values — Expensive properties attract fraud, so verify a 30-year title chain
• Occupancy Certificate — Many older buildings lack an OC, which is critical for resale
• Check of encumbrances — Premium properties are often mortgaged, so verify the EC for 30 years

Common problems:

• Disputes over redevelopment of heritage buildings
• Delays in cantonment approval
• Hidden encumbrances and several mortgages
• Disputed inheritance and disputes within families
• A builder who cannot provide a clear title

Sub-registrar office: Pune City Sub-Registrar Office (Koregaon Park)

The outer areas (Talegaon, Chakan, Wagholi, Pirangut)

Jurisdiction: PMRDA, Gram Panchayats

Main checks:

• NA conversion is mandatory — All outlying land is agricultural, so verify the Collector's NA order
• PMRDA layout approval — Check whether PMRDA sanctioned the layout
• Gram Panchayat permissions — If the plot is in GP limits, verify the GP's building permission
• A clear 7/12 Extract — Verify that the survey number, area and ownership match the sale deed
• Legality of the access road — Check that the approach road was created legally and does not run over agricultural land
• Basic infrastructure — Verify the approvals for water, electricity and drainage

Common problems:

• Farmland sold on the strength of fake NA conversion certificates
• A layout not approved by PMRDA or the GP
• No legal access road (landlocked properties)
• Ownership disputed by the original farmers
• A builder who cannot provide infrastructure (water, roads)

Sub-registrar offices: Talegaon, Mulshi or Haveli, depending on the location

Rules specific to Pune

Property regulations in Pune depend on the jurisdiction. Knowing these distinctions is critical for compliance and resale.

Comparing PMC, PCMC and Gram Panchayat jurisdictions

• Area covered · PMC: the core of Pune city, Kothrud, Deccan, Hadapsar and part of Baner · PCMC: Pimpri, Chinchwad, Hinjewadi, Wakad and Moshi · Gram Panchayat: outer villages including Talegaon, Chakan and Pirangut
• Who permits buildings · PMC: its own Development Control Regulations (DCR) · PCMC: a separate DCR · Gram Panchayat: PMRDA or GP rules
• Tax on property · PMC: collected through the PMC portal · PCMC: collected through the PCMC system · Gram Panchayat: paid to the Gram Panchayat
• Occupancy · PMC: the OC comes from PMC · PCMC: the OC comes from PCMC · Gram Panchayat: PMRDA or the GP gives a completion certificate
• Slopes · PMC: DCR limits on slopes apply · PCMC: slope regulations are tougher · Gram Panchayat: PMRDA guidelines govern
• Where to register · PMC: any of several sub-registrar offices · PCMC: the Pimpri-Chinchwad SR office · Gram Panchayat: the SR office for the area

A tip on verifying jurisdiction: Check the remarks on the 7/12 Extract or the property tax records to confirm which authority governs your property. Confusion between the PMC and PCMC boundary is common in Baner and the Aundh periphery.

How NA conversion works in Pune

What is NA conversion?

NA (Non-Agricultural) conversion is the legal process of changing the classification of agricultural land so that residential, commercial or industrial construction is allowed. The Maharashtra Land Revenue Code governs it.

Why it matters:

You CANNOT build on agricultural land without NA conversion. A purchase without proper NA is a major red flag, and it can lead to:

• Demolition by PMC or PCMC of unauthorised construction
• A property that cannot be sold
• Banks refusing home loans
• Legal liability under the Maharashtra Land Revenue Code

How to verify NA conversion:

• Check the 7/12 Extract — it should show the land classification as "residential" or "non-agricultural"
• Get a copy of the NA Order — ask the District Collector's office for the order
• Verify in revenue records — the 8A Extract should show the mutation from agricultural to NA
• Check the date of approval — the NA order must come before the sale deed and construction

The NA conversion process in Pune:

• Application to the Collector — send in an application with the survey number, details of the land and the purpose
• Site inspection — the Tahsildar verifies in the field
• Issue of the NA order — the District Collector issues the order after approvals
• Payment of the conversion fee — based on Ready Reckoner rates
• Mutation in revenue records — the 7/12 is updated to show NA classification

Cost of conversion: usually 20-50% of market value, based on location and land use.

Exemptions peculiar to Pune:

• Land inside PMC or PCMC limits may be deemed NA automatically (verify with the 7/12)
• Areas notified by PMRDA follow different conversion processes

Common NA fraud in Pune:

• Fake NA orders (verify with the Collector's office)
• Agricultural land sold as an "NA area" with no actual conversion
• Conversion without the Collector's approval
• NA certificates that are backdated

Tip: Always obtain a certified copy of the NA order from the District Collectorate. Do not rely on the seller's photocopy.

Gunthewari land in Pune

What is Gunthewari?

Gunthewari is an informal system of measuring and subdividing land, common across Maharashtra and especially in the outlying parts of Pune. 1 guntha = 1,089 sq.ft (approximately).

The problem:

Many Pune properties, in particular in Hinjewadi, Wakad, Baner and PCMC areas, began as agricultural land that was informally divided among several buyers in "gunthas" with no official survey subdivision. This creates:

• Several claimants to the same survey number
• No clear registered title
• Disputes with the original landowner
• Difficulty in getting a clear title

How to spot gunthewari problems:

• 7/12 Extract shows a large area — your plot is small (for example 5 guntha), but the 7/12 shows 2 acres
• No subdivision in revenue records — the survey number is not officially subdivided
• Several sale deeds for the same survey — different people bought different portions
• Dispute over possession — the original owner or other buyers claim the same land
• The sale deed says "out of Gat/Hissa" — this points to informal subdivision

The legal position:

Gunthewari sales are legally valid IF:

• The sale deed describes boundaries and area properly
• Possession is clear and undisputed
• The sale deed is registered
• Mutation was applied for and approved

Problems arise, though, when:

• The original owner sold more area than he owned (double sale)
• Boundaries are unclear, leading to overlap disputes
• Revenue records are not updated (mutation pending)

Verifying gunthewari properties:

• Verify the 7/12 Extract — check the total area and the present owner
• Check that your sale deed was registered — get an EC to confirm registration
• Look at the boundary markers on the ground itself
• Check mutation status — apply for subdivision and a separate 7/12
• Survey by a licensed surveyor — confirm the actual area and boundaries
• Court case search — check for disputes on the same survey number

Hotspots for gunthewari disputes in Pune: Wakad, Hinjewadi Phase 2-3, the Baner hills, Balewadi and the outlying PCMC areas.

Resolution: Apply at the Tahsil office for subdivision of the survey number. It needs the consent of all co-owners, or a court order if there is a dispute.

Rules on building on hill slopes

The hilly terrain of western and northwestern Pune (Baner, Balewadi, Hinjewadi, Pashan) is subject to strict rules on construction.

PMC rules on hill slopes:

• Slopes from 1:6 to 1:3 — building is permitted if you take special precautions (retaining walls, drainage)
• Slope steeper than 1:3 — construction is prohibited or severely restricted
• Limits on cutting hills — a maximum of 3 meters of cutting is allowed with permissions

PCMC rules on hill slopes:

• More stringent than PMC's
• Slopes above 20% need a special geological study
• Cutting hills needs environmental clearance
• Drainage and soil conservation are mandatory

Violations common in Pune:

• Unauthorised hill cutting on the Baner-Pashan link road
• Construction on slopes above 1:3 in Balewadi
• Projects in Hinjewadi Phase 2-3 on restricted slopes
• Collapse of retaining walls because of poor construction

How to verify hill properties:

• Topographical survey — hire a surveyor to measure the slope gradient
• Building plan approval — verify that PMC or PCMC approved construction on the slope
• Geological stability certificate — check whether the project has a stability report
• Drainage plan — verify that the design for storm water drainage is proper
• Retaining wall approvals — check that retaining walls follow the approved plan

Risk for the buyer: Properties on unauthorised hill slopes face a risk of demolition and structural instability. Many buyers in Baner and Hinjewadi found this out only after buying.

Problems seen most often in Pune (2026)

Based on trends and complaints from buyers, these are the most frequent issues in Pune property:

1. NA conversion done without authority

Problem: Agricultural land is sold for construction without an official NA order from the District Collector.

Areas affected: Hinjewadi Phase 3, the Wakad periphery, Balewadi, Talegaon, Wagholi

How to detect it:

• The 7/12 Extract shows "agricultural" classification
• No copy of an NA order is available
• Revenue records show the land use as cultivation
• No property tax records (agricultural land does not pay property tax)

Risk: PMC or PCMC can demolish unauthorised construction. Banks refuse home loans. The property cannot be sold.

Prevention: Verify the NA order at the Collectorate BEFORE you buy. Check the 8A Extract for an NA mutation entry.

2. Violations of hill slope restrictions

Problem: Construction on slopes steeper than 1:3 without proper approvals, or in environmentally sensitive areas.

Areas affected: the Baner-Pashan hills, Balewadi, Hinjewadi Phase 2-3

How to detect it:

• The property is on a visible hillside with a steep gradient
• The building plan approval lacks a slope stability certificate
• Cracks in buildings or retaining walls
• A history of landslides in the monsoon

Risk: Structural instability, demolition by PMC or PCMC, and legal liability for violations.

Prevention: Hire a surveyor to measure the slope. Verify that building approvals mention the slope specifically and include a geological report.

3. Confusion over the PMC and PCMC boundary

Problem: Properties on the border between PMC and PCMC face confusion over jurisdiction, which leads to dual tax demands or disputes over approvals.

Areas affected: the Baner-Balewadi boundary, Aundh-Pimple Saudagar, the Wakad periphery

How to detect it:

• Both PMC and PCMC demand property tax
• Requirements for building permission conflict
• The 7/12 Extract shows one authority and the property card another
• The Development Plan shows the boundary running through the property

Risk: Legal disputes, double taxation and difficulty in getting approvals for modifications.

Prevention: Establish jurisdiction from the 7/12 remarks and official boundary maps, and obtain written clarification from both authorities.

4. Forged or backdated NA orders

Problem: Sellers provide fake NA orders from the Collector, or backdated certificates, to show the land is converted.

Areas affected: outlying areas (Talegaon, Chakan, Pirangut) under PMRDA jurisdiction

How to detect it:

• The NA order is not recorded in Tahsil office records
• The date of the order does not match the mutation in revenue records
• The reference number is invalid or does not exist
• The signature or seal does not match genuine orders of the Collector

Risk: The property stays agricultural. Construction is illegal. The entire investment is at risk.

Prevention: Verify the NA order directly with the District Collectorate. Cross-check it with mutation entries in the 8A Extract. Do not trust the seller's photocopies.

5. Disputed titles in gunthewari plots

Problem: Several buyers claim ownership of portions of the same survey number because of informal subdivision.

Areas affected: Wakad, Hinjewadi, Baner, older PCMC developments

How to detect it:

• The 7/12 shows a large area but the portion bought is small
• No survey subdivision in revenue records
• Several sale deeds for the same survey number
• A dispute with the original farmer-owner or other buyers

Risk: Disputes over possession, litigation on title, unclear ownership and difficulty in resale.

Prevention: Check whether the survey number is officially subdivided. Apply for subdivision before you buy. Look for pending court cases on the survey number.

6. No Occupancy Certificate

Problem: The builder completes construction and hands over possession without getting an OC from PMC or PCMC.

Areas affected: all over Pune, especially older projects

How to detect it:

• The builder cannot give a copy of the OC
• Records at PMC or PCMC list a building permission but no OC
• Utilities (water, electricity) are on temporary connections
• The sale deed or agreement does not mention the OC

Risk: Banks refuse home loans without an OC. Occupancy is illegal. There may be violations in the construction. Resale is difficult.

Prevention: Before you take possession, verify the OC on the PMC or PCMC website or at the office. Do not rely on the builder's promises of "applying soon."

7. Sales of disputed agricultural land

Problem: Agricultural land is sold without the proper consent of all co-owners (family members, legal heirs).

Areas affected: outlying Pune, inherited agricultural lands

How to detect it:

• The 7/12 shows several owners but only one signed the sale deed
• Family dispute cases are in court
• Revenue records show that a partition is pending
• Other claimants surface after the purchase

Risk: Disputes over title, litigation, challenges to possession and loss of the investment.

Prevention: Verify that all legal heirs and co-owners have consented. Check for family disputes through a court case search. Obtain an indemnity from all family members.

8. Properties inside Development Plan (DP) reservations

Problem: The property falls in a road widening, garden or amenity reservation zone of the PMC or PCMC Development Plan.

Areas affected: Kothrud, Kharadi, along major roads

How to detect it:

• The Development Plan map shows a reservation
• The sale deed mentions a DP reservation
• The municipal authority issued a notice of acquisition
• Violations of setbacks because of the DP line

Risk: The property can be acquired without adequate compensation. Restrictions on construction apply. Resale value suffers.

Prevention: Check the latest Development Plan maps from PMC or PCMC. Verify whether the property falls in any reservation. Avoid properties in zones about to be acquired.

A step-by-step verification process for Pune

Follow this checklist to verify any property in Pune:

Phase 1: Collect the first documents (before the token payment)

• Request from the seller: — Original sale deed or copies of the agreement — Every earlier sale deed in the chain (30 years) — A fresh 7/12 Extract, issued within 3 months — The 8A Extract with the mutation history — Property tax receipts for 5 years — Encumbrance Certificate for 15-30 years — Building plan approval, if built — Occupancy Certificate (OC) or Completion Certificate — NA conversion order, where applicable — Share certificate, for society flats
• Verify who the seller is: — Match the name in documents with Aadhaar or PAN — Confirm the seller is the registered owner in the 7/12 — Check the validity of any Power of Attorney if the seller is not the direct owner
• Preliminary checks: — Where the property is (PMC, PCMC, PMRDA or GP jurisdiction) — A basic Google or local inquiry about the reputation of the area — Check whether the property is in a disputed zone or a slum area

Phase 2: Verify on government portals (after shortlisting)

• Download the 7/12 and 8A Extract: — Go to mahabhulekh.maharashtra.gov.in — Verify that the current owner's name matches the seller — Check the land classification (agricultural or NA) — Verify that the survey number and area match the sale deed — Review the 8A for the ownership history and mutations
• Take out the Encumbrance Certificate: — Log in at igrmaharashtra.gov.in — Choose the sub-registrar office for the area — Download an EC covering 30 years, or the years since original purchase — Confirm no mortgage, lien or registration is pending
• Check property tax records: — For PMC: use the property tax portal at pmc.gov.in — For PCMC: use the tax section at pcmcindia.gov.in — Download the property card and the tax receipts of the last 5 years — Verify that the owner's name and property details match
• Verify building approvals: — Go to the PMC or PCMC website, Building Permission section — Enter the property address or survey number — Download the approved building plan — Check whether an OC or CC was issued
• Verify RERA (for projects under construction): — Go to maharera.mahaonline.gov.in — Search the builder or project name — Verify the RERA registration number — Check the project timeline, carpet area and complaints

Phase 3: Legal and litigation checks

• Search court cases: — Go to ecourts.gov.in — Search the Pune City Civil Court and the Pune District Court — Use the property address, survey number and owner's name — Look for litigation pending, title disputes and injunctions
• Check the chain of title: — Study all sale deeds from the past 30 years (as the EC lists them) — Confirm ownership is unbroken — See that every transfer was properly registered — Spot disputed titles or gaps
• Legal opinion (recommended): — Hire a property lawyer who specialises in Pune — Provide all documents for a thorough review — Obtain a written legal opinion — Deal with any red flags identified

Phase 4: Checks on the ground and technical checks

• Visit the property: — Check who holds possession and where boundaries run — Compare the construction with the approved plan — Watch for encroachments and additions without permission — Check access roads and basic services
• Verify by survey: — Hire a licensed surveyor — Measure the actual area and boundaries — Compare with the measurements in the 7/12 and sale deed — Check for encroachments or disputes
• Verify NA conversion (if applicable): — Go to the District Collectorate or Tahsil office — Ask for a certified copy of the NA order — Verify the order date, survey number and approval — Cross-check with the mutation in the 8A Extract
• Verify the Occupancy Certificate: — Go to the PMC or PCMC office or website — Verify that an OC was issued for the building — Check the date of the OC and the approved use (residential or commercial) — Confirm that utilities (water, electricity) are permanent

Phase 5: Financial and compliance checks

• Property tax arrears: — Check whether any property tax is pending — Obtain a No Due Certificate from PMC or PCMC — Unpaid taxes pass to the new owner
• Society or association dues (for flats): — Verify that no maintenance dues are pending — Check the society's registration status — Obtain an NOC from the society for transfer — Review the society's finances and litigation
• Utility connections: — Verify who owns the electricity meter and any dues — Check the status of the water connection (PMC, PCMC or bore) — Find out the procedure for transferring the gas connection
• Clearance of any bank loan (if applicable): — If the seller bought with a home loan, verify that it was closed — Obtain the bank's letter releasing the original documents — Confirm that no mortgage is registered (check the EC)

Phase 6: Final checks before registration

• Draft the sale agreement: — Hire a lawyer to draft the sale agreement — Include all the verified details — Set a clear timeline for registration — Add penalty clauses for deficiencies in documents
• Work out registration costs: — Check the latest Ready Reckoner rates for Pune — Compute stamp duty (women get a 1% discount) — Compute registration fees — Plan for TDS where it applies (the seller's PAN is mandatory)
• Final verification of documents: — Verify the 7/12 again one day before registration — Check the EC again to make sure there are no recent registrations — Confirm the seller has all the original documents — Verify the seller's identity

Phase 7: Registration and after the purchase

• Registering the deed: — Attend the right sub-registrar office — Take the originals and IDs of both parties — Pay stamp duty and fees on GRAS online — Biometric verification, then registration — Take away the registered sale deed
• Actions after registration: — Apply for mutation of the property (updating the 7/12) — Transfer property tax to your name — Apply for a new property card — Transfer utility connections — Update your address in bank and official records
• Safety measures: — Keep certified copies of all documents — Update the property insurance — Share property details with the family — Consider title insurance if the property is of high value

What LegiScore does for Pune properties

Verifying a Pune property by hand means moving between portals (IGR Maharashtra, MahaBhulekh, PMC, PCMC, eCourts), grasping complex rules (NA conversion, gunthewari, hill slopes) and spotting the risks of each locality. LegiScore automates all of it and gives a comprehensive Legal Property Score (LPS) in minutes.

Automated checks for Pune

1. Direct connection to portals across jurisdictions: LegiScore links to IGR Maharashtra, MahaBhulekh, PMC, PCMC, MahaRERA and eCourts and pulls:

• 7/12 and 8A Extracts, both
• Encumbrance Certificates (30 years)
• Property tax records and the payment history
• Building approvals and the status of the OC
• RERA registration for projects under construction
• Court case searches across Pune courts

2. Detection of risks specific to an area: Our AI engine finds the red flags peculiar to Pune:

• NA conversion compliance — flags properties with no valid NA order, chiefly in Hinjewadi, Wakad and the outer ring
• Gunthewari title issues — detects informal subdivisions and several claims on the same survey number
• Hill slope violations — identifies properties on restricted slopes in Baner, Balewadi and Pashan
• PMC and PCMC boundary disputes — alerts you to properties in zones where jurisdiction is confused
• Impact of DP reservations — checks whether the property falls in a Development Plan road widening or amenity reservation

3. Cross-verification of documents: LegiScore cross-checks:

• That the owner's name is consistent across the 7/12, EC, property tax and sale deeds
• That survey numbers match in all documents
• Area calculations and descriptions of boundaries
• Dates of registration and the timeline of mutation
• How regularly tax was paid

4. Analysis of the title chain: Our platform traces a 30-year title chain:

• Verifies that the succession of owners is unbroken
• Identifies gaps or suspicious transfers
• Flags several sales of the same property
• Detects sales based on a Power of Attorney (higher risk)

5. Intelligence on litigation: LegiScore searches Pune courts thoroughly:

• Civil suits involving the property or the parties
• Criminal cases that involve property fraud
• Family disputes over inheritance
• Title disputes and injunctions
• Litigation between builders and buyers

6. Verification of compliance: We check compliance with the regulations:

• NA conversion — verifies the Collector's order and the update of revenue records
• Building permissions — confirms the plans approved by PMC or PCMC
• Occupancy Certificate — validates the issue and date of the OC
• RERA registration — checked for projects launched after May 2017
• Environmental clearances — for hill slope or CRZ properties

Your LPS rating for a Pune property

LegiScore's Legal Property Score (LPS) runs from AAA (safest) to C (high risk) and rests on 5 dimensions:

1. Title Chain (30%):

• Ownership traced without a break from the first owner
• Proper registrations and mutations
• No gaps or disputed transfers
• Clear succession in the case of inheritance

2. Encumbrance (25%):

• Mortgages or liens that are still alive: none
• Earlier loans fully repaid, with NOCs from banks
• No hidden charges or attachments
• A clean EC for 30 years

3. Litigation (20%):

• No civil or criminal cases pending
• No title disputes or family conflicts
• No injunctions or stay orders
• No litigation between builder and buyers

4. Compliance (15%):

• NA conversion in order, where it is needed
• PMC or PCMC building approvals in place
• Occupancy Certificate issued
• RERA registration (for projects under construction)
• Property tax paid regularly

5. Revenue Records (10%):

• A 7/12 Extract that is current and accurate
• Same owner name on every document
• Survey number and area verified
• No gunthewari or subdivision disputes
• Mutation completed after registration

Benefits of LegiScore for Pune buyers

For buyers in Hinjewadi and the IT corridors:

• Automatic verification of NA conversion
• A check of compliance on hill slopes
• Validation of PCMC approvals
• Detection of gunthewari disputes

For buyers of premium property (Koregaon Park, Kalyani Nagar):

• A deep investigation of the 30-year title chain
• Checks on heritage and cantonment restrictions
• Detection of fraud in high-value deals
• Analysis of several layers of encumbrance

For first-time buyers:

• A simple AAA-to-C rating, like a credit score
• Explanations of risk in plain English
• Red flags you can act on, with steps to fix them
• The confidence to negotiate or walk away

For NRI investors:

• Complete remote verification, with no need to visit India
• Validation by a trusted third party
• Protection against frauds that exploit distance
• Reports you can share with family and advisors

For banks and NBFCs:

• Automated due diligence for home loans
• Standard assessment of risk
• Compliance with RBI guidelines
• Faster processing of loans

Learn your Pune property's legal health and get your free LPS rating today. The first rating costs nothing. Verify before you buy, not after.

• Areas · PMC (Pune Municipal Corporation): the core of Pune city, Deccan, Kothrud, Kharadi, Hadapsar and part of Baner · PCMC (Pimpri-Chinchwad): Pimpri, Chinchwad, Hinjewadi, Wakad, Akurdi and Bhosari
• Residents · PMC (Pune Municipal Corporation): roughly 3.5 million · PCMC (Pimpri-Chinchwad): roughly 2 million
• Year of founding · PMC (Pune Municipal Corporation): 1950 · PCMC (Pimpri-Chinchwad): 1982
• Building rules · PMC (Pune Municipal Corporation): the PMC DCR (Development Control Regulations) · PCMC (Pimpri-Chinchwad): the PCMC DCR, with different norms and stricter hill slope rules
• Tax levels · PMC (Pune Municipal Corporation): the PMC tax structure, usually lower · PCMC (Pimpri-Chinchwad): the PCMC tax structure, which varies
• Slope limits · PMC (Pune Municipal Corporation): the standard slope regulations · PCMC (Pimpri-Chinchwad): tighter restrictions
• How approvals work · PMC (Pune Municipal Corporation): through PMC offices and its online portal · PCMC (Pimpri-Chinchwad): through PCMC offices and its own portal
• OC · PMC (Pune Municipal Corporation): PMC issues it · PCMC (Pimpri-Chinchwad): PCMC issues it
• Registration offices · PMC (Pune Municipal Corporation): several SR offices in Pune city · PCMC (Pimpri-Chinchwad): the SR office at Pimpri-Chinchwad