Complete Legal Guide for First-Time and Experienced Buyers for Buying Property in Pune

By Advocate Ketan Palshikar | Property Lawyer in Pune

Pune is one of India’s most active real estate markets. IT corridors in Hinjewadi and Kharadi, redevelopment projects in Kothrud and Deccan, new township developments in Wagholi and Undri, premium housing in Koregaon Park and Kalyani Nagar — the city offers property options across every budget, location, and type.

But Pune’s real estate market also has a well-documented history of title disputes, incomplete documentation, unauthorised construction, builder delays, and outright fraud. Every year, buyers in Pune lose significant money — sometimes their entire life savings — because they trusted without verifying.

This guide walks you through the complete process of buying property in Pune — from the first decision to the final registered Sale Deed — with specific attention to the legal steps that protect your purchase. It covers every type of property: new construction, under-construction flats, resale property, independent houses, and plots.

Read it once before you begin. It will save you from the mistakes that cost other buyers dearly.

Types of Property Available in Pune

Before beginning your search, understand the category of property you are buying — because each type has a different legal process, different risks, and different documents to verify.

New Completed Construction

A flat or house in a building that is fully constructed, has received its Occupancy Certificate, and is being sold by the builder for the first time. The safest category from a construction compliance standpoint — the OC confirms the building is legally complete and approved for occupation.

Key legal check: Verify the Occupancy Certificate is genuine and covers your specific flat, wing, and floor.

Under-Construction Property

A flat being purchased while construction is still in progress. You pay in tranches linked to construction milestones and take possession when the building is complete. Higher risk than completed construction — the builder may delay, the project may stall, or the final product may differ from what was promised.

Key legal check: RERA registration is compulsory. Verify on maharera.mahaonline.gov.in before paying any amount.

Resale Property

A flat, house, or plot being sold by an individual owner — not the original builder. The previous owner may have bought it from the builder, from another individual, or through inheritance. Resale properties typically have more complex title chains and require deeper document verification than new construction.

Key legal check: Title chain verification going back at least 30 years. Encumbrance Certificate for the same period.

Independent House / Bungalow / Row House

An independent structure on a plot — purchased as a whole unit. The buyer acquires both the building and the land. Requires verification of both the structure’s legal compliance and the land’s title.

Key legal check: Sanctioned building plan, Completion Certificate, and property card showing land ownership.

Plot / Land

A bare plot of land purchased for future construction. Highest legal complexity — particularly for plots outside PMC/PCMC limits where NA conversion, 7/12 records, and agricultural land restrictions apply.

Key legal check: NA Order (Non-Agricultural conversion), 7/12 Extract showing correct ownership and classification, layout approval if part of a scheme.

Commercial Property

Offices, shops, showrooms, and commercial spaces. Carry all the same legal requirements as residential property plus additional checks on commercial zoning, fire NOC, and specific approvals depending on the type of use intended.

Step 1 — Fix Your Budget and Understand Total Cost of Purchase

The first mistake most buyers make is fixing a budget based on the property price alone. The actual cost of buying property in Pune is significantly higher than the advertised price.

True Cost of Buying Property in Pune

Component	Amount / Rate
Property Price	As negotiated
Stamp Duty — Male Buyer	7% of value (5% + 1% LBT + 1% Metro Cess)
Stamp Duty — Female Buyer	6% of value (4% + 1% LBT + 1% Metro Cess)
Registration Charges	1% capped at ₹30,000
Document Handling Charges	₹40 per page of document
GST (under-construction only)	5% of agreement value (no ITC)
Home Loan Processing Fee	0.5% – 1% of loan amount
Legal / Lawyer Fees	Varies by transaction complexity
Society Transfer Charges	As per society bye-laws
Brokerage	1% – 2% of property value (if broker involved)

Practical rule: Budget an additional 8–10% over the property price to cover all transaction costs for a resale purchase. For under-construction, budget an additional 13–15% to also cover GST.

Stamp Duty for Municipal Council / Gram Panchayat Areas

For properties outside PMC/PCMC limits — Talegaon, Lonavala, Maval, Mulshi — the 1% Metro Cess does not apply. Total stamp duty is 6% for male buyers and 5% for female buyers in these areas.

Step 2 — Property Search — What to Evaluate Before You Like a Property

Once your budget is clear, the search begins. Beyond location and amenities, evaluate these factors before you develop an emotional attachment to a property:

Builder Reputation (for New / Under-Construction)

Research the builder’s track record — completed projects, delivery timelines, quality of construction. Check MahaRERA for complaints filed against the developer. A builder with multiple delayed projects and complaints is a serious warning sign regardless of how attractive the current project looks.

Legal Status of the Land

Before spending time evaluating a property, do a quick preliminary check:

Is the land on which the building stands legally owned by the builder or developer?
For plotted developments — is it a approved layout or an informal sub-division?
For older buildings — is the building on government land, military land, or forest land? (All common problems in certain Pune areas)

A broker or the builder’s sales team will not volunteer this information. A preliminary title check by a lawyer takes a few hours and can save months of wasted negotiation.

RERA Status (Under-Construction)

Before visiting the site, before attending any presentation, before paying any token — check the RERA registration number on maharera.mahaonline.gov.in. If the project is not registered, do not proceed. A builder who is not RERA registered cannot legally accept any payment from you.

Locality-Specific Considerations

Pune has significant variation in legal complexity by area:

PMC areas (Kothrud, Aundh, Baner, Deccan, Shivajinagar, Koregaon Park) — well-established property records, clear CTS numbers, straightforward title verification.

PCMC areas (Pimpri, Chinchwad, Wakad, Ravet) — similar to PMC but separate municipal records; verify with PCMC specifically.

Peripheral areas (Wagholi, Undri, Kondhwa, Ambegaon, Pisoli) — mix of PMC-merged areas and remaining Gram Panchayat zones; NA conversion status must be verified carefully.

Outskirts (Talegaon, Maval, Mulshi, Lonavala) — predominantly 7/12 records, agricultural land, NA conversion critical; title chains often more complex.

Step 3 — Legal Due Diligence — The Step Most Buyers Skip

Legal due diligence is the process of independently verifying that the property you intend to buy is legally safe to purchase — that the seller owns it, that no one else has a claim over it, that the construction is authorised, and that no financial liabilities are attached.

This step must happen before you sign the Agreement to Sale and pay advance money — not after.

Once advance money is paid and an Agreement to Sale is signed, unwinding the transaction if a legal defect is discovered is difficult, expensive, and sometimes impossible. The time to discover problems is before commitment.

What Due Diligence Covers

Title Verification
Examining the chain of ownership documents going back at least 30 years to confirm the seller has a clear, unbroken, marketable title — free from disputes, undisclosed co-owners, or defects.

Encumbrance Check
Obtaining and reading the Encumbrance Certificate for 30 years to confirm no mortgage, loan, court attachment, or registered encumbrance exists on the property.

Government Record Verification
Independently verifying the Property Card (PMC/PCMC areas) or 7/12 Extract (rural areas) to confirm the seller’s name appears as the current recorded owner and all mutations are complete.

Building Compliance Verification
Verifying the Approved Building Plan, Commencement Certificate, Completion Certificate, and Occupancy Certificate through PMC/PCMC records — not just from documents the seller provides.

Revenue and Tax Status
Confirming property tax is up to date and no government dues are outstanding.

Litigation Search
Checking for any pending litigation relating to the property — which the Encumbrance Certificate may not fully capture — particularly for properties involved in family disputes or partition suits.

Who Should Conduct Due Diligence

A property lawyer — not the broker, not the builder’s in-house team, not a document writer. The broker’s interest is to close the sale. The builder’s team represents the seller. Only an independent lawyer represents your interest exclusively.

At Advocate Ketan Palshikar Pune, we conduct complete independent due diligence before our clients sign any document — verifying title through Sub-Registrar records, IGR Maharashtra portal, Bhulekh, MahaRERA, and PMC/PCMC building permission records.

Step 4 — Documents to Verify Before Buying Property in Pune

The following is a reference summary. Each document is explained in detail in our Complete Property Documents Guide.

For All Property Types

Document	What It Confirms
Title Documents — 30 year chain	Seller’s ownership history
Encumbrance Certificate — 30 years	No mortgage or encumbrance
Property Card / 7/12 Extract	Government ownership record
Latest Property Tax Receipts	No tax arrears
Identity Proof of Seller	Seller is who they claim to be
Index II of all registered deeds	Each transaction was actually registered

For Flats in Housing Societies (Resale)

Document	What It Confirms
Share Certificate	Seller’s membership in society
Society NOC	No outstanding dues; permission to transfer
Society Registration Certificate	Society is legally registered
Conveyance / Deemed Conveyance status	Society owns the land under the building
Bank NOC (if loan exists)	Existing loan fully discharged

For New / Under-Construction Property

Document	What It Confirms
RERA Registration Certificate	Builder is registered and accountable
Sanctioned Building Plan	Construction is authorised
Commencement Certificate	Legal permission to begin construction
Land Title of Builder	Builder owns the land legally
IOD / NA Order	Land use is permitted for construction

For Completed Buildings (Resale or New)

Document	What It Confirms
Completion Certificate	Building completed as per approved plan
Occupancy Certificate	Building approved for occupation
Fire NOC	Fire safety compliance

For Plots and Land

Document	What It Confirms
7/12 Extract	Ownership and land classification
NA Order	Agricultural land converted for construction
Layout Approval	Plot is part of an approved scheme
Boundary and Measurement Map	Correct area and boundaries

Step 5 — Agreement to Sale — Your First Legal Commitment

Once due diligence is complete and you are satisfied with the property’s legal status, the next step is the Agreement to Sale — also called the Sale Agreement or Purchase Agreement.

What Is the Agreement to Sale?

The Agreement to Sale is a legally binding contract between buyer and seller that records all agreed terms — price, payment schedule, possession date, conditions — before the final Sale Deed is executed and ownership is transferred.

Under Section 54 of the Transfer of Property Act, 1882, the Agreement to Sale does not transfer ownership. However, it immediately creates a legally recognised right and interest of the buyer in the property. From this point, the seller cannot sell to anyone else or create any new encumbrance.

What the Agreement to Sale Must Contain

A properly drafted Agreement to Sale must include:

Full identity details of both buyer and seller including all co-owners
Complete and accurate property description — CTS number, survey number, area, boundaries
Total agreed sale consideration and advance amount paid
Payment schedule with specific dates or milestone-linked tranches
Clear possession clause — date and conditions of handover
Title and encumbrance declaration by the seller
Default and forfeiture clause — remedies if either party backs out
Timeline for execution of Sale Deed
Responsibility for outstanding dues — property tax, society maintenance, electricity

Stamp Duty on Agreement to Sale

A critical and widely misunderstood point: full stamp duty applies to the Agreement to Sale — not just on the advance amount paid. The duty is calculated on the agreed consideration or ready reckoner value, whichever is higher — the same basis as the Sale Deed. When the Sale Deed is subsequently executed, credit for stamp duty paid on the Agreement is adjusted.

Builder’s Agreement — Read Before You Sign

Builder-prepared Agreement to Sale documents are heavily drafted in the builder’s favour. Key clauses that buyers routinely overlook:

Possession date — vague language like “approximately 36 months” gives the builder unlimited time
Penalty for delay — nominal amounts far below the financial cost to the buyer
Specifications — “subject to change at builder’s discretion” means what you were shown in the sample flat is not what you will get
Force majeure — extraordinarily broad clauses that excuse almost any delay
Maintenance charges — pre-committed at rates the buyer has no control over
Carpet area definition — verify this matches RERA’s definition

Every builder’s agreement should be reviewed by a property lawyer before signing. Under RERA, key terms of the agreement are regulated — a lawyer can identify where the builder is deviating from the statutory framework.

Step 6 — Stamp Duty and Other Transaction Costs in Pune

Stamp Duty Rates — PMC / PCMC Areas

Buyer	Base Duty	LBT	Metro Cess	Total
Male	5%	1%	1%	7%
Female	4%	1%	1%	6%

Stamp Duty — Municipal Council / Gram Panchayat Areas

Buyer	Base Duty	LBT	Metro Cess	Total
Male	5%	1%	Nil	6%
Female	4%	1%	Nil	5%

Registration Charges

1% of the property value — subject to a maximum cap of ₹30,000. For any property above ₹30 lakhs, registration charges are fixed at ₹30,000.

Document Handling Charges

₹40 per page of every document submitted for registration — applicable to all documents regardless of type or value.

Calculation Basis

Stamp duty is calculated on the higher of the ready reckoner (government circle rate) value or the actual agreed transaction value. Using the lower figure when the ready reckoner rate is higher is under-stamping — it attracts a penalty and the document may be impounded.

GST on Under-Construction Property

For under-construction properties — where the Occupancy Certificate has not yet been issued — GST is payable at 5% of the agreement value (1% for affordable housing). GST is not applicable on completed properties with OC. This is a significant additional cost that buyers of under-construction flats must budget for.

TDS on Property Purchase Above ₹50 Lakhs

Where the total consideration exceeds ₹50 lakhs, the buyer is required to deduct TDS at 1% of the total sale consideration and deposit it using Form 26QB before registration. This is the buyer’s obligation — not the seller’s. Non-compliance attracts penalties. Form 16B must be issued to the seller within 15 days of filing.

For NRI sellers, TDS rates are significantly higher — typically 20% to 30% depending on the nature of capital gains.

Step 7 — Home Loan — Legal Considerations

Most property purchases in Pune involve a home loan. The legal intersection between your loan process and your property purchase has important implications.

Bank’s Legal Verification

When you apply for a home loan, the bank conducts its own legal verification of the property — checking title, encumbrances, building approvals, and RERA status. The bank’s legal opinion protects the bank, not you. Do not rely on the bank’s legal clearance as a substitute for your own independent due diligence.

Banks have been known to disburse loans on properties with title defects that later became legal disputes for the borrower. The bank’s security interest is in the property — if the property is legally challenged, it is the borrower who faces the consequences.

Original Documents Held by Bank

When a home loan is taken against a property, the bank holds the original title documents as security for the loan. These are returned only when the loan is fully repaid and the bank issues an NOC confirming discharge of the mortgage.

For resale property purchases where the seller had a loan — ensure the original documents have been released by the seller’s bank before your Sale Deed is executed. A sale where the seller’s bank still holds originals and has not issued an NOC is a transaction with serious risk.

Home Loan and Registration Sequence

The standard sequence for a home loan purchase is:

Loan sanctioned and sanction letter received
Agreement to Sale executed and registered
Loan disbursed by bank directly to seller’s account (or in tranches for under-construction)
Sale Deed drafted and stamp duty calculated
Sale Deed executed and registered — bank’s mortgage is simultaneously registered
Registered Sale Deed and loan documents handed over

Do not deviate from this sequence. Particularly — do not make large payments to the seller before the loan is sanctioned and disbursed through the bank.

Step 8 — Sale Deed and Registration

What Is the Sale Deed?

The Sale Deed is the final and most important document in the property transaction — the legal instrument through which ownership is permanently transferred from seller to buyer. Registration of the Sale Deed is compulsory under the Registration Act, 1908. Only upon registration does the buyer legally become the owner.

An unregistered Sale Deed transfers no legal ownership and is not admissible as proof of title in any authority, bank, or court.

Drafting the Sale Deed

The Sale Deed must contain:

Complete recitals — the history of how the seller acquired title
Absolute conveyance clause — the operative transfer of ownership
Confirmation of full payment received by the seller
Updated encumbrance status as of the date of the deed
Indemnity clause — seller’s undertaking against future claims
Covenant for further assurance

The Sale Deed must reflect all terms agreed in the Agreement to Sale. Any material deviation between the two documents creates legal risk.

Booking Sub-Registrar Appointment in Pune

Registration is done at the Sub-Registrar of Assurances in whose jurisdiction the property is located. Appointments can be booked online through the IGR Maharashtra portal (igrmaharashtra.gov.in).

Both buyer and seller (or their authorised POA holders) must be physically present at the Sub-Registrar’s office for registration. Biometric verification is conducted.

Documents Required at Registration

Original Sale Deed on correct stamp paper
Original Agreement to Sale
Encumbrance Certificate
Property Card / 7/12 Extract
Previous title documents
Identity proof of buyer and seller — Aadhaar and PAN
Two passport photographs each
Stamp duty and registration fee payment receipt
TDS payment receipt (Form 26QB) if applicable

Registration Process — What Happens on the Day

Arrive at Sub-Registrar office at appointed time with all parties and documents
Documents are presented to the clerk for preliminary verification
Stamp duty and registration fee payment confirmed
Both parties appear before the Sub-Registrar
Biometric verification (photograph and fingerprint) of both parties
Sub-Registrar reviews and registers the document
Registered document is returned — typically same day in Pune with a prior appointment

Step 9 — After Registration — Complete These Steps

Registration of the Sale Deed is not the end of the process. Several important steps remain:

1. Collect the Registered Sale Deed and Index II

The registered Sale Deed is returned to you — confirm it carries the Sub-Registrar’s stamp, seal, and registration number on every page. Obtain the corresponding Index II from the Sub-Registrar’s records as an independent confirmation of registration.

2. Apply for Mutation

Mutation is the process of updating the government land records — Property Card (PMC/PCMC) or 7/12 (rural) — to reflect your name as the new owner. It does not transfer ownership but without it, your name does not appear in government records.

Apply for mutation at:

City Survey Office for PMC area properties
PCMC ward office for PCMC properties
Talathi’s office for rural properties

Documents required: Registered Sale Deed, Index II, identity proof, and application form.

3. Housing Society Share Transfer

For flat purchases, apply to the housing society for transfer of the Share Certificate to your name. Submit:

Registered Sale Deed
Application for membership
Share transfer form signed by the seller
Payment of society transfer charges

4. Update Property Tax Records

Apply to PMC/PCMC for transfer of property tax records to your name. Outstanding property tax becomes your liability as the new owner — verify it is cleared and get the records updated.

5. Utility Transfers

Transfer electricity connection (MSEDCL) and water connection to your name by submitting the registered Sale Deed and an application to the relevant utility authority.

6. Update Your Home Loan Records

Inform your bank of the completed registration and confirm the bank’s records reflect the mortgage correctly.

Special Section — NRI Buyers in Pune

Non-Resident Indians (NRIs) and Overseas Citizens of India (OCIs) can purchase most types of immovable property in Pune — with some restrictions.

What NRIs Can Buy

Residential property — flats, houses, row houses, bungalows
Commercial property — offices, shops
Under-construction property (RERA verification especially important)

What NRIs Cannot Buy

Agricultural land
Plantation property
Farmhouse

FEMA Compliance

Property purchases by NRIs are governed by the Foreign Exchange Management Act (FEMA) and RBI regulations. Payments must be made through normal banking channels from NRE or NRO accounts — not through foreign currency cash or travellers’ cheques.

Power of Attorney for NRI Purchases

An NRI who cannot be present in India for the transaction can appoint a trusted person in India through a Power of Attorney. The POA must be:

Executed before a Notary in the country of residence
Apostilled (for Hague Convention countries) or consularised (for others)
Registered in India before use for property transactions

TDS on Purchase from NRI Seller

Where you are buying property from an NRI seller, TDS rates are significantly higher than the standard 1%:

Long-term capital gains (property held more than 2 years) — 20% TDS
Short-term capital gains — TDS at applicable income tax slab rates

The buyer is responsible for deducting and depositing this TDS before registration. Non-compliance attracts serious penalties. The NRI seller can apply to the Income Tax department for a lower TDS certificate if their actual tax liability is lower.

Inheritance of Property by NRI

NRIs can inherit any type of property in India — including agricultural land — regardless of the restrictions on purchase. Inherited property can be held, sold, or rented. Sale proceeds may be repatriated subject to FEMA limits.

Common Mistakes When Buying Property in Pune

These are the errors that cause the most damage — and are entirely preventable with proper legal guidance:

1. Signing the Agreement to Sale Before Due Diligence

The single most common and most costly mistake. Once advance money is paid and an agreement is signed, walking away means losing the advance or entering a legal dispute. Always complete title verification before committing.

2. Trusting the Broker’s “Legal Check”

Brokers are not lawyers. A broker saying “all documents are clear” has no legal meaning and provides no protection. Only an independent lawyer’s title opinion protects you.

3. Accepting Photocopies of Documents

Photocopies can be fabricated. Always verify originals. A property lawyer can independently verify through Sub-Registrar records and government portals — not just by reading what the seller provides.

4. Ignoring the Occupancy Certificate

Thousands of buildings in Pune are occupied without OC. Most buyers are told “it is in process” or “all buildings in this area are the same.” Neither is acceptable. A missing OC creates real legal and financial risk that surfaces when you try to sell or take a loan.

5. Not Verifying RERA for Under-Construction Property

Paying booking amounts or signing agreements for unregistered projects leaves you with no protection under RERA. A builder who is not registered cannot be approached for relief through the RERA tribunal.

6. Not Accounting for Stamp Duty in Budget

Buyers regularly underestimate stamp duty — particularly the common misconception that Agreement to Sale attracts lower duty. Planning your finances without the correct stamp duty figure leads to last-minute shortfalls at registration.

7. Assuming Nomination Equals Ownership (for Resale)

When buying a resale flat where the seller inherited through a society nomination — the nomination does not make the seller the absolute legal owner. All legal heirs must be party to the Sale Deed or must execute a Release Deed. Missing this is a title defect in your purchase.

8. Ignoring Co-Owners and Legal Heirs

A Sale Deed signed by only one co-owner — where other co-owners or legal heirs have undisclosed claims — is invalid and can be challenged. Every person with a legal interest in the property must either sign the Sale Deed or execute a Release Deed.

9. Not Completing Mutation After Registration

Many buyers register the Sale Deed and consider the transaction complete. Mutation is left for later — sometimes years later. This creates complications with property tax, housing society records, and future sale.

10. Skipping the Lawyer to Save Money

Property lawyer fees in Pune for a complete transaction are a fraction of the transaction value. The cost of a legal dispute, a challenged title, or a failed registration is many times higher — and the emotional cost is immeasurable. Legal fees on a property purchase are not an expense — they are insurance.

Our Services — Property Purchase Legal Assistance in Pune

At Advocate Ketan Palshikar Pune, we provide complete legal support for property buyers in Pune:

Independent title verification and due diligence
Review and vetting of Agreement to Sale before signing
Drafting of Agreement to Sale with full buyer protection clauses
Stamp duty calculation — Agreement to Sale and Sale Deed
TDS advisory and compliance for purchases above ₹50 lakhs
Drafting of Sale Deed with complete title recitals
Registration at Sub-Registrar of Assurances, Pune
Post-registration mutation assistance
NRI property purchase services including POA drafting
Builder agreement review for under-construction purchases

📍 14, Eiffel Square, 1530, Sadashiv Peth, Off. Tilak Road, Pune – 411030
📞 +91 9325624069
✉️ palshikar.ketan@gmail.com

Frequently Asked Questions

What is the first legal step when buying property in Pune?

The first legal step is title verification — before signing any document or paying any money beyond a small refundable token. A property lawyer independently verifies the seller’s ownership, the title chain going back 30 years, the Encumbrance Certificate, and the government land records. This step must happen before the Agreement to Sale is signed.

How long does it take to complete a property purchase in Pune?

For resale property with clear documents, a typical transaction from Agreement to Sale to registered Sale Deed takes 4–8 weeks. Under-construction purchases take longer — from booking to registration may span 2–5 years depending on the construction timeline. New completed property with loan involvement typically takes 6–10 weeks from agreement to registration.

Is a property lawyer mandatory when buying property in Pune?

Not legally mandatory — but practically essential. The legal complexity of title verification, stamp duty calculation, document drafting, and registration compliance means that buyers who proceed without a lawyer regularly encounter problems that a lawyer would have identified and prevented. Legal fees are a small fraction of the transaction value; the cost of a dispute is not.

What is the difference between carpet area, built-up area, and super built-up area?

Carpet area is the actual usable floor area within the walls of your flat — the area on which you lay carpet. Built-up area includes carpet area plus the thickness of walls. Super built-up area (also called saleable area) adds a proportionate share of common areas — lobby, staircase, lift, gym — to the built-up area. Under RERA, builders must quote price on carpet area, making comparison between projects more transparent. Always verify the carpet area in the RERA registration before agreeing to price.

Can I buy property in Pune without being physically present?

Yes — through a registered Power of Attorney. You authorise a trusted person in India to sign documents and complete the registration on your behalf. The POA must be registered for it to be valid for property transactions. For NRIs, the POA must additionally be notarised and apostilled abroad before registration in India.

What is the ready reckoner rate and how does it affect stamp duty?

The ready reckoner (Annual Statement of Rates) is the Maharashtra government’s minimum declared value per square metre for every locality in Pune, revised annually. Stamp duty is calculated on the higher of the actual transaction value or the ready reckoner value. If you buy below the ready reckoner rate, stamp duty is still calculated on the ready reckoner value — not the actual price paid.

What is RERA and why is it important for under-construction purchases in Pune?

RERA — the Real Estate (Regulation and Development) Act, 2016 — requires every residential project above 8 units to be registered with MahaRERA before the builder can advertise or accept payment. Registration means the builder has publicly committed to a possession date, declared all approvals obtained, uploaded the sanctioned plan, and is accountable to the RERA tribunal for delays and deficiencies. Always verify RERA registration at maharera.mahaonline.gov.in before paying any amount to a builder.

What is the Occupancy Certificate and why does it matter?

The Occupancy Certificate is issued by PMC or PCMC after confirming that a completed building is constructed as per the approved plan and is safe for occupation. Without an OC, the building is technically not approved for residents to live in. Banks increasingly refuse home loans for properties without OC, future resale becomes complicated, and utility connections may be on a temporary basis. Always insist on the OC before purchase of a completed property.

What documents do I need to bring for Sale Deed registration in Pune?

Original Sale Deed on correct stamp paper, original Agreement to Sale, Encumbrance Certificate, Property Card or 7/12, previous title documents, Aadhaar and PAN of buyer and seller, two passport photographs each, stamp duty payment receipt (GRAS challan), registration fee payment receipt, TDS payment receipt (Form 26QB) if applicable, and Society NOC for flat purchases.

Can NRIs buy property in Pune?

Yes. NRIs and OCIs can purchase residential and commercial property in Pune without RBI permission. Payments must be made through normal banking channels from NRE or NRO accounts. NRIs cannot purchase agricultural land, plantation property, or farmhouses. The purchase process is the same as for resident Indians — the additional requirements are FEMA compliance and, if the NRI cannot be present, a registered POA.

What is mutation and do I need to do it after buying property?

Mutation is the process of updating government land records — Property Card (PMC/PCMC) or 7/12 (rural areas) — to reflect your name as the new owner after a registered Sale Deed. It is a separate process from registration and must be applied for at the City Survey Office or Talathi’s office. Without mutation, your name does not appear in government records, which creates problems for property tax, housing society records, and future transactions.

What is TDS on property purchase and who is responsible for it?

Where the sale consideration exceeds ₹50 lakhs, the buyer must deduct TDS at 1% of the total consideration and deposit it with the Income Tax Department using Form 26QB before registration. This is the buyer’s obligation. Form 16B must be issued to the seller. For purchases from NRI sellers, TDS rates are significantly higher — 20% or more depending on the type of capital gains involved.

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