Before paying for a flat, plot or villa in India from the UAE, have an independent advocate trace the title for thirty years, check for mortgages, litigation and acquisition, and confirm RERA registration and approvals. The search is done entirely in India from public records and reported to you in writing, usually within seven to fifteen working days.
- Document route
- Indian Embassy or Consulate attestation
- Time difference
- 1.5 hours behind IST
- Handled in India at
- Sub-registrar, revenue and municipal records
- Travel to India
- None
How it works from the UAE
Send us what the developer or seller has given you. We obtain certified copies from the Sub-Registrar, the encumbrance certificate, revenue and municipal records, and search the mortgage registry, court records and the state RERA portal. For developer projects we check who owns the land, whether it is mortgaged to a lender and whether the approvals cover your tower and floor.
The report states whether the title is clear, clear subject to conditions, or defective, and what must be fixed before you pay. If you proceed, we write those conditions into the agreement for sale. For buyers in the Emirates the commonest findings are land still classified as agricultural, project land mortgaged without disclosure and "pre-launch" units with no RERA registration.
What is different for NRIs in the UAE
- NRIs cannot buy agricultural land or farmhouses; check the land-use entry on "villa plots".
- Pay only from your NRE or NRO account or by remittance, and keep the advice.
- A RERA number confirms registration, not ownership.
Step by step from the UAE
Free review call
With only ninety minutes between Dubai and India, calls happen in normal office hours. We read your papers on a title check first, so the call is about your options and not a repeat of the facts.
Authority from UAE
Where a representative must act for you in India on a title check, you sign before the consular officer at the Embassy in Abu Dhabi or the Consulate in Dubai, generally through the outsourced attestation centre. We draft the document and send signing instructions.
Work in India
In India, we inspect the registry and revenue records, read the chain of deeds and check approvals, litigation and dues. Updates for clients in the UAE go by email and WhatsApp with scans of whatever is filed.
Result and handover
At the end you receive a written title report with a plain recommendation: proceed, proceed on conditions, or walk away. Originals are couriered to your address in the UAE if you need them.
The law in full
This page covers what changes when you handle a title check from the UAE. For the Indian law, the complete document checklist, common mistakes and more questions, read our main page on Title Verification & Due Diligence. For other matters, see all legal services for NRIs in the UAE or the Property & Real Estate practice area.
Questions from NRIs in the UAE
How can I verify a property in India while living in Dubai?
Commission a title search by an advocate in India. All records are checked there and the report is emailed to you.
The developer says the bank has approved the project. Is that enough?
No. A bank's approval is for its own lending. It is not an independent opinion on title for you.
How long does due diligence take?
Typically seven to fifteen working days depending on the city and age of the records.