Documents to Check Before Buying a Flat in Kolkata: RERA, Completion Certificate and More

A flat is usually the biggest purchase a family makes, and most problems with property start with paperwork that nobody checked properly. This guide lists the documents to see before you commit, explains what each one proves, and shows you how to check a project’s RERA registration in West Bengal. It is general information, not legal advice, so have a qualified lawyer review the documents for your own flat. After the checks, see our guide to flat registry charges and steps for what happens on registry day. For a resale in Kestopur, see our guide to resale flats in Kestopur.

The seven documents at a glance:

1. RERA registration, and how to check it in West Bengal

RERA, the Real Estate (Regulation and Development) Act, requires covered projects to be registered with the state regulator. West Bengal first had its own law, the WBHIRA, and RERA took effect in the state in December 2022 through the West Bengal Real Estate Regulatory Authority (WBRERA). Every registered project has a unique registration number. Here is how to verify one:

1. Ask for the registration number. A registered project should show it on its promotional material.
2. Open the official portal at rera.wb.gov.in and go to the registered-projects search.
3. Search by the project name, the registration number or the promoter’s name.
4. Compare the details with what you have been told: the promoter’s name, the project name and location, the validity period, the timelines and the approvals.
5. Keep a copy of the registration details with your records.

Some older articles still point to hira.wb.gov.in, which belongs to the earlier state law. Use the current portal above.

Not every project needs to be registered. In general, very small projects and projects that already had a completion certificate before RERA came into force in the state can be exempt, so if a completed project does not appear on the portal, ask why and check its completion certificate instead.

2. Completion certificate

The completion certificate (CC) is issued by the local civic authority once a building has been completed in line with the sanctioned plan. For a ready-to-move flat it is one of the most important documents you can ask for. Check that it names the building you are buying and note its date. The date also matters for tax: a ready flat with a CC issued before the sale does not attract GST, as we explain in our guide to ready-to-move flats in Kestopur and no GST.

3. Sanctioned building plan

The local municipal authority approves a building’s plan before construction. Ask for a copy and compare it with what has been built: the number of floors, the flat’s position and size, and the common areas. Differences between the plan and the building are worth raising with your lawyer before you pay.

4. Title deed and the chain of earlier deeds

The title deed shows that the seller owns the property and can sell it. Because ownership often passes through several hands, lawyers also look at the earlier deeds, sometimes called the mother deed and link documents, which trace ownership back over time. If original documents are missing, certified copies can be obtained from the registering authorities, but a gap in the chain is something to resolve before you pay, not after.

5. Encumbrance certificate

An encumbrance certificate shows whether the property carries any recorded liability, such as a mortgage or lien. It is obtained from the sub-registrar’s office, and your lawyer can request it for the period they consider relevant.

6. Mutation and property tax receipts

Mutation records the owner’s name with the municipal body, and property tax receipts show that dues have been paid. For a resale flat, check both for the seller. For a new flat, the property is usually mutated in your name after registration, which we cover in our guide to stamp duty and registration charges in Kolkata.

7. Agreement for sale

The agreement sets out what you have actually been promised: the price, the payment schedule, the possession date, the carpet area and what the price includes. Read it with your lawyer before you sign, ask for an itemised cost sheet, and make sure anything that was promised verbally is written into it.

Red flags to watch for

• No RERA registration number on the advertising for a project that should have one.
• Reluctance to share the completion certificate, the plan or the title documents.
• Pressure to pay the booking amount quickly, before you have seen any documents.
• Names, addresses or areas that do not match across documents. For Kestopur addresses, see our Kestopur PIN code guide, and for Lake Town and Bangur Avenue, our Bangur Avenue, Lake Town and Kestopur PIN code guide.
• A price far below similar flats nearby, with no clear reason.
• Promises that are not written into the agreement.

Documents at Krishna Group

Krishna Group highlights transparent documentation as one of its development standards. Krishna Paradise, Krishna Lakeview and Krishna Shivangan have the completion certificate received. Ask our team for the completion certificate and the other papers for the flat you are considering, so that you can verify them yourself, and book a site visit to see the flat as well as the paperwork. Use our flat inspection checklist when you visit. Learn more about the company in our guide to Krishna Group, builders and developers in Kolkata.

Where to go next

Documents are only one part of a safe purchase. Read our guide to the 10 mistakes to avoid when investing in Kolkata real estate, compare resale vs new flats in Kestopur, and see how to buy a flat in Kestopur step by step. Lenders also check the property’s papers, so our home loan and EMI guide is worth a read before you apply. For the checks that differ between ready-to-move, new-project and resale apartments, see our guide to apartments for sale in Kestopur by type.

Frequently asked questions