Buying a flat from a builder is different from buying a resale home. The seller is a company or a developer, the property may not yet exist, and the paperwork is spread across the land, the approvals, the sales documents and the possession stage. A buyer who asks for the wrong papers, or accepts a copy without checking it, can end up with a legal and financial problem that takes years to resolve.
This guide sets out the documents that a Pune buyer should request before booking, the documents to check at each stage and the points to verify with the relevant office or regulator. It describes general practice and does not refer to any particular builder or project. Your lawyer should review the full set before you pay any significant amount.
A good builder will share these papers without fuss. A reluctant response to a simple request for documents is itself useful information. Ask early, ask in writing, and keep a record of every document you receive.
Why builder documents differ from resale papers
In a resale, the buyer usually relies on the seller’s chain of title and the existing building. In a builder purchase, the chain of title covers the land on which the project is built, and the approvals cover what will be constructed. Many documents are issued at different times, and some arrive only near the end of the project. The buyer must therefore track both the present position and the future promises.
The builder may also use several legal forms, such as an allotment letter, a booking form and an agreement for sale. Each one has a different legal weight, and the final agreement usually governs the transaction. Make sure that promises made in the sales meeting appear in the final document, because the sales brochure alone is weak evidence. A buyer who relies on a verbal assurance about parking, a view or a finishing standard may find that nothing in the contract supports it.
The core documents to request before booking
The table below sets out the main documents, why each one matters and where you can verify it. Ask for copies first, then check the originals or the online records where available.
| Document | Why it matters | Where to verify |
|---|---|---|
| Title documents for the land | Show the builder’s right to develop the land | Sub-registrar records and a lawyer’s title report |
| Layout or sanctioned plan | Shows the approved design and the units | Local authority or planning office |
| Commencement certificate | Permits construction to start | Municipal or planning authority |
| RERA registration certificate | Confirms the project is registered with the state regulator | MahaRERA project records |
| Agreement for sale | The main contract defining price, area, dates and remedies | Read with your lawyer before signing |
| Occupancy or completion certificate | Confirms the building is complete and fit to occupy | Municipal or planning authority |
Keep the list in front of you during each stage of the purchase. Tick off each document as you receive it, and note the date and the source. A missing document is easier to chase while the builder is still keen to close the sale, and far harder to chase once the money has been paid.
Title, layout and construction approvals
Start with the land. The builder should be able to show how it acquired the land, through a sale deed, a development agreement or another legal route. Check whether any part of the land is mortgaged, under dispute or subject to a government notice. A lawyer can prepare a title report that sets out the chain, the encumbrances and any open issues, and that report should be dated close to your booking.
Next, check the approvals. The sanctioned layout or building plan shows what the local authority has permitted. The commencement certificate allows construction to start under that plan. Ask whether the building has been built in line with the plan, and whether any changes have been approved. Ask for the occupancy or completion certificate when the building is finished, because it confirms that the authority has accepted the work.
Also ask about other clearances that a large project may need, such as environmental approval, fire clearance and lift safety certification where relevant. These documents rarely attract attention in the sales meeting, but they matter greatly for occupation and for future insurance and maintenance.
RERA registration and how to verify it
Under the state’s real estate law, most projects above a certain size must register with MahaRERA before they are marketed or sold. The registration certificate gives a project number, and the project’s public record includes the approved plan, the committed completion date and the details of the promoter. The general rule is that projects above 500 square metres or with more than eight units require registration.
Verify the registration yourself. Ask for the project number, then check the public record for the project name, the promoter and the dates. Compare the carpet area, the layout and the completion date in the record with the sales offer. Differences need a written explanation, and a registered project that changes its plan must follow a formal process.
Agreement for sale, booking receipts and allotment
The agreement for sale is the main contract. It should state the carpet area, the price, the payment schedule, the parking, the specification of fittings, the possession date and the remedy for delay. It should be signed by both parties and registered where the law requires. Booking receipts and the allotment letter are useful evidence, but they do not replace the agreement.
Read the agreement slowly and check every number against your notes. Look for clauses that transfer the risk of delay to the buyer, that allow the builder to change the plan without consent or that make the buyer forfeit money in a way that seems out of proportion. Ask your lawyer to explain any clause you do not understand. Keep signed copies of every page and every annexure.
Check that each instalment in the payment plan is tied to a defined construction stage, and that the stage can be verified. A payment schedule that refers to vague milestones gives the builder room to call for money early. Ask for the stage definitions in writing and compare them with the progress you can see on site.
Loan documents and the tripartite agreement
If you are taking a home loan for an under-construction flat, the lender will usually ask for a tripartite agreement among the buyer, the builder and the bank. The agreement records how the loan will be released in stages and who will receive each payment. Read it carefully, because it ties the lender’s rights to the builder’s progress.
Ask the lender for its sanction letter, the disbursement schedule and a list of the documents it needs before release. Keep the bank’s receipts for each disbursement, and make sure the builder’s receipts match the amounts that the bank has released. Mismatched records are a common source of trouble at the time of possession, and they can delay the release of your loan documents.
Possession documents and the handover
At possession, the builder should provide a possession letter, the occupancy or completion certificate, the final statement of dues and the maintenance details. It may also ask you to sign an indemnity or declaration. Read such documents carefully before you sign, and ask for changes if a statement is inaccurate or a condition seems unfair.
Inspect the flat before you accept the keys. Measure the carpet area roughly and compare it with the agreement. Test the fittings, the doors, the windows, the water outlets and the electrical points. Note any defects in writing and ask the builder to sign the list. A defect recorded at handover is far easier to fix than one discovered six months later.
After possession, collect the documents needed for the property tax, the society and the utility records. Keep the original sale agreement, the registered deed, the possession papers and the approvals in a secure file, and make a digital copy as well. These papers will be needed when you sell, borrow or make any change to the flat.
Also ask whether the builder has issued any revised plan since the booking. Changes that affect the carpet area, the position of your unit or the amenities usually need your written consent, and the agreement should say how consent will be sought. Keep a copy of every revised plan and compare it with the version you approved at booking. A change that goes unnoticed until possession is one of the most common complaints of buyers who did not read the approvals closely.
Checklist for document checks
- Request the title documents for the land and arrange a lawyer’s title report.
- Obtain the sanctioned layout or building plan and the commencement certificate.
- Verify the RERA registration and compare the project record with the sales offer.
- Read the agreement for sale in full, including the payment plan, parking and delay clauses.
- Keep every booking receipt, allotment letter and payment record.
- Review the tripartite loan agreement and match the bank receipts with the builder’s receipts.
- Collect the occupancy certificate, possession letter and final statement before you accept the flat.
Frequently Asked Questions
Is a sales brochure a legal document?
A brochure is marketing material. It does not replace the agreement for sale, and promises made only in the brochure may be hard to enforce. Ask for any promise to appear in the final contract or a signed addendum.
Can I book without seeing the title documents?
You should not. The title is the foundation of the purchase. Ask for the documents before paying any booking amount, and have a lawyer review them.
What if the occupancy certificate has not been issued?
Ask the builder for the expected date and the reason for the delay. Check the RERA project record and the agreement for the remedy. Do not accept possession and take the keys without understanding the remaining steps.
Do I need a lawyer for every builder purchase?
For most buyers, a lawyer review is a sensible step. The cost is small compared with the amount at stake, and a lawyer can spot gaps in the title and the agreement that a buyer may miss.
How long should I keep the documents?
Keep them for as long as you own the property, and beyond that for any period your lawyer recommends. Digital copies help, but originals and certified copies may still be needed for a future sale.
Document discipline protects the home
Buying from a builder in Pune rewards a buyer who asks early, checks carefully and keeps every paper. Insist on the title, the approvals, the RERA record and a clear agreement before you pay. A calm document file is one of the most useful possessions a home buyer can build.
