Buying property in India—especially in urban centers like Ahmedabad—is one of the most significant investments people make. But with big transactions come big risks, and property fraud and forgery have become alarmingly common.
Fake documents, forged signatures, impersonation of sellers, disputed ownership, and illegal land encroachments are just a few ways unsuspecting buyers fall victim. In fact, even NRIs and experienced investors aren’t immune from these scams.
If you’re looking to safeguard your investment and ensure legal peace of mind, this blog will take you through everything you need to know about how to check property fraud and forgery—before it’s too late.
1. Understanding the Common Types of Property Frauds in India
Before you can detect and prevent fraud, you need to understand what it looks like.
A. Fake Title Deeds and Ownership Documents
Fraudsters forge property documents to show false ownership. These may include fabricated sale deeds, old title records, or doctored mutation papers.
B. Double Sales of the Same Property
A single property is sometimes “sold” to multiple buyers, with each unaware of the other transaction.
C. Impersonation of Owner
Criminals posing as the real owner—especially in the case of absentee landlords or NRIs—try to sell off property using forged identification.
D. Encroached or Government Land Sales
Illegally occupied land or government-owned property is sold to gullible buyers, leading to long legal battles.
E. Benami Transactions
A property is bought under someone else’s name to avoid taxes or legal detection, creating ownership confusion and future complications.
2. Legal Red Flags That May Indicate a Property is Risky
Here are some early warning signs you should never ignore:
- Seller insists on cash-only transactions
- Title deed or ownership documents are missing or vague
- The property price is much lower than market value
- Discrepancy between address on documents and actual property
- Seller avoids involving legal professionals or brokers
- Property has multiple claimants or family disputes
3. How to Check Property Fraud and Forgery: Due Diligence Steps
To ensure you’re investing in a legally sound property, follow these detailed verification steps:
A. Verify Title and Ownership
- Ask for the original Sale Deed, not just a photocopy.
- Cross-check the title deed with the sub-registrar’s office to confirm ownership.
- Check if the property has been transferred or mortgaged recently.
B. Conduct an Encumbrance Certificate Check
The Encumbrance Certificate (EC) reveals all past transactions involving the property.
- Apply at the sub-registrar office or online (state-wise portals).
- Look for encumbrances like loans, mortgages, or pending legal cases.
- Ensure the EC covers the last 30 years or more.
C. Review the Property Tax Receipts
- Ask for the latest tax payment receipts.
- The owner’s name on the receipt should match the name on the title.
- Outstanding tax dues can lead to legal complications.
D. Mutation and Land Records Check
- Get the mutation certificate to verify if the property is updated in the municipal records.
- Review Record of Rights (RoR) from the revenue department to confirm the rightful owner.
E. Cross-Check RERA Registration (for New Projects)
If it’s an under-construction property:
- Visit your state RERA website (e.g., Gujarat RERA)
- Check if the project and builder are registered
- See complaints, delays, and litigation history (if any)
F. Verify Power of Attorney (If Applicable)
- Many frauds happen when someone other than the owner sells the property using a fake PoA.
- Check whether the PoA is registered and issued by the original owner.
- Get it legally validated.
G. Conduct a Court Search for Disputes
- Visit the district or high court websites to check if there are any pending civil cases on the property or its owner.
- Use public search tools like ecourts.gov.in or state portals.
H. Physical Site Inspection
- Meet neighbors to verify the seller’s identity and ownership.
- Ask if there have been any disputes or unusual events regarding the property.
- Check for illegal construction, slums, or land acquisition notices.
4. Tools and Portals to Check Property Legality (State-wise Access)
Here are some digital portals that offer property verification across different states:
| State | Property Records Portal |
| Gujarat | anyror.gujarat.gov.in |
| Maharashtra | igrmaharashtra.gov.in |
| Delhi | doris.delhigovt.nic.in |
| Karnataka | bhoomi.karnataka.gov.in |
| Telangana | dharani.telangana.gov.in |
These portals offer access to:
- Mutation status
- Encumbrance certificates
- RoR and ownership
- Sale deed verification
Always cross-verify every detail online and offline.
5. Legal Safeguards: Documentation and Due Process
A. Hire a Real Estate Lawyer
A real estate lawyer can:
- Conduct background checks
- Draft buyer agreements
- Flag suspicious documents
- Help file legal notices in case of fraud
B. Use Stamp Paper and Registered Sale Deeds
Ensure that:
- Every transaction is documented
- The sale deed is registered with the sub-registrar
- Stamp duty and registration charges are paid
C. Sign an Agreement to Sell Before Final Deed
This agreement ensures that terms like price, possession date, and penalties are legally acknowledged before the final transaction.
6. Special Precautions for NRIs
NRIs are prime targets for property scams because:
- They’re not physically present to monitor
- Their properties are managed by relatives or brokers
- Their legal awareness of current Indian laws is limited
NRIs should:
- Appoint a trusted legal representative or PoA
- Regularly check encumbrance and title status
- Avoid relying entirely on relatives for documentation
- Work only with RERA-certified agents and developers
7. What to Do If You’re a Victim of Property Fraud
If you suspect or confirm a fraud:
- Immediately file a police complaint (FIR)
- Send a legal notice to the fraudster through your lawyer
- File a case under:
- IPC Section 420 (cheating)
- IPC Section 467, 468, 471 (forgery)
- Real Estate (Regulation and Development) Act (for RERA disputes)
- Submit your documents and proof
- Consult a property litigation expert
Do not delay action. Indian courts operate on evidence and timelines.
Conclusion: Stay Informed, Stay Safe
Buying property is not just about choosing a home—it’s a legal commitment involving massive financial risks. Fraud is preventable if you invest in due diligence and legal guidance at every step.
At Around Town Realty, we assist clients with:
- Legal documentation verification
- Property title checks
- Due diligence and dispute analysis
- RERA compliance reviews
- Secure resale and investment services
Planning to buy in Ahmedabad? Let us help you buy with confidence. Connect with our experts today and make sure your next deal is foolproof.
FAQs: How to Check Property Fraud and Forgery
- What is the most common type of property fraud in India?
Forged title deeds and impersonation of owners are among the most frequent scams. - Is a property sale valid with only a Power of Attorney?
Only if the PoA is valid, notarized, and registered. It’s risky without title transfer. - Can RERA registration ensure that a project is fraud-free?
RERA ensures regulatory compliance but doesn’t guarantee there won’t be legal or financial issues. Additional checks are essential. - What if the seller doesn’t have original documents?
Avoid the transaction. Originals are mandatory for legal verification. - How can I confirm land ownership in Gujarat?
Visit anyror.gujarat.gov.in to check ownership, title, and mutation records online.
