The report
Ten sections.
One of them is the answer.
Every entry cited to the record it came from and the date it was searched — and a verdict on the first page, so nobody has to read to the end of a report to find out what it concluded.
The verdict
Three possible answers.
A verdict is a position, not a score. It appears on page one, it names every condition attached to it, and an advocate signs it — which is what makes it something you can act on rather than something you have to weigh.
Proceed
The chain is complete, nothing is outstanding on the record, and the searches returned nothing against the property or the parties.
Proceed, subject to conditions
The record supports the title, and something specific has to be cleared first. The report names each condition and what would satisfy it — a release, an order, a missing entry.
Do not proceed
Something in the record defeats the transaction as it stands: a live suit over the parcel, a break in the chain, a holder who could not have transferred what was transferred.
Section by section
What is inside, in full.
- The verdict
- The answer you opened the report for, before the analysis that produced it. Where there are conditions, each one is named along with what would satisfy it. It is a stated position an advocate signs, not a score you have to interpret against a threshold.
- Chain of title, 30 years
- Sale deeds, gift deeds, partition deeds, releases and successions, arranged as a sequence rather than a pile. Each link names the instrument, its registration number and the office it was registered at, so a reviewer can pull the document themselves. Where a transfer took years to reach the record, the gap is measured and reported.
- Search of Index II
- Index II is the register that records what was registered against a property and when. We search it at the relevant Sub-Registrar office and reproduce the entries we relied on, with the date of the search — including the instruments that never reached the revenue record.
- 7/12 extract and mutation history
- The सातबारा (satbara) shows current holders, area, tenure and the crops and encumbrance columns. The mutation register (ferfar) shows how it got that way. We read both, because the 7/12 alone tells you the present without the reason for it — and the reason is where a defect lives.
- Property Card / CTS record
- Inside city survey limits, land is recorded by CTS number on a Property Card rather than by survey number on a 7/12. Where the property falls in a city survey area, we search the Property Card instead and say so.
- Encumbrance search
- Registered mortgages and charges, entries in the encumbrance column of the revenue record, and charges that appear discharged but were never formally released — the last of which is the one that most often surprises a lender. Every charge is matched to the entry that closed it, and the ones that reappear on the computerised record are flagged rather than assumed clean.
- Litigation search
- eCourts and District Court records, searched against the property description and against the name variants of the parties in the chain — because a name spelled two ways in two records is the ordinary case, not the exception. Where the revenue record carries a litigation remark, we take it to the court record rather than reprinting it.
- Development and land-use status
- Whether the land carries a non-agricultural order, what the sanctioned land use is, whether any part is reserved or acquired, and — for a project — whether a RERA registration exists and what it covers.
- Documents relied upon, with search dates
- The part a reviewer checks first. Every document that supports a finding is listed with its identifiers, and every register carries the date it was searched, because a search is only true as of a date. Records we could not obtain are listed as such rather than passed over.
- Advocate’s scope, findings and signature
- The advocate states what was examined and what was not, sets out the findings and their effect on marketability, and signs with their name and Bar Council enrolment number.
The document
Four things a reviewer looks for.
This is a page of the report as it is delivered. The layout is the same whether you order one search or two hundred.
- 1
A verdict, on the first page
Proceed, proceed subject to conditions, or do not proceed — with the conditions named. Not a score, and not a paragraph you have to interpret.
- 2
Every entry is cited
The register, the office and the date it was searched, on the same line as the finding. A reviewer can pull the document and check us.
- 3
The scope is stated, not implied
What the advocate examined, and what they did not. In the report, not in a footer.
- 4
A person signs
Name and Bar Council enrolment number, on the certificate page of every report.
What we actually check
Six checks that run whether or not the file looks clean.
A search that reads the current extract and stops will pass almost every property. These are the places the record disagrees with itself, and a defect that survives an ordinary search is almost always sitting in one of them.
- 01
Every entry in the chain, not just the current one
The 7/12 tells you who holds the land today. The mutation register tells you how they came to, and it is where the break hides. We read every ferfar entry in the period, including the ones the extract only refers to.
- 02
Names, in every spelling they were recorded in
Kawle, Kawale, Kavle. Dnyanoba, Dnyaneshwar. One holder, three spellings across three offices — and a litigation search run against only one of them comes back clean. We search the variants, and the report lists which ones we used.
- 03
Charges matched open to close
A society loan or a bank mortgage is not discharged because someone says it was. Every charge is matched to the entry that closed it. Charges never closed are flagged — and so are charges that were closed and then reappeared on the computerised record.
- 04
Area reconciled across the record
When the deed conveys 74 ares and the revenue record shows the buyer holding 81, that difference is either explained by an entry or it is a finding. It does not get rounded away.
- 05
Deeds matched to the entry that recorded them
A sale registered in 1997 and mutated in 2014 is not a clerical curiosity; it is seventeen years in which the record said something different from the deed. We measure the gap on every link and report the ones that matter.
- 06
Court remarks checked against the court
A litigation note on a 7/12 is a clerk’s summary, and it can carry the wrong case number. We take the remark to the court record rather than reprinting it, and where the two disagree the report says so.
From request to signature.
- 01
You give us the property
Survey or CTS number, village, district, and any documents you already hold. If we cannot identify the parcel from what you have, we tell you before you pay rather than after.
- 02
We pull every record, not the top one
Sub-registrar, revenue, city survey and court records — every mutation entry the extract refers to, and every spelling the parties were recorded under. Each search is dated and each finding keeps a reference back to the page it came from.
- 03
The findings are checked against each other
Deeds against entries, charges against their closures, areas against the record, court remarks against the court. Contradictions are surfaced as findings rather than resolved silently in favour of the tidier answer.
- 04
An advocate reviews and signs
An enrolled advocate examines the findings, decides what the record supports, states the scope, sets the verdict, and signs. The signature is the product; nothing is released without it.
Most reports are delivered in under four hours. The committed service level is 8 business hours from payment, and that is the date your order confirmation carries. Where a record has to be fetched in person, the tracker says so rather than moving a bar that means nothing. While the search runs, the portal shows the stage it is actually at — including when a record has to be fetched in person, which is the stage most likely to take time.
Where we search
Registers, districts and talukas.
Sub-Registrar
Index II, for every instrument registered against the property.
Revenue record
7/12 extract and the mutation (ferfar) register, for holders and every change to them.
City survey
Property Card and CTS records, where the property is inside city survey limits.
Courts
eCourts and District Court records, searched against property and every party spelling.
| District | Talukas | Registers searched | Status |
|---|---|---|---|
| Pune | Haveli · Mulshi · Maval | Index II · 7/12 and ferfar · Property Card / CTS · eCourts | Live |
| Pune — remaining talukas | All others in the district | Index II · 7/12 and ferfar · eCourts | On request |
| Rest of Maharashtra | By district, as panel coverage is confirmed | Confirmed per property before you order | On request |
Not seeing your district? Tell us the property and we will confirm coverage before you order — we would rather decline a search than run a partial one and call it complete.
Who orders one
The same report, four different reasons.
Property agents and brokers
One report, one published price, delivered before your buyer’s bank asks the question you cannot answer.
- Pre-listing title check
- Pre-agreement check
- Resale flat with an unclear chain
- Plot purchase outside city limits
Builders, developers and law firms
A search across survey numbers and years for a project file — or the search alone, with the opinion and the signature staying with your firm.
- Multi-survey-number project scope
- Lender and RERA diligence
- Documents relied upon, listed
- Findings for a firm’s own opinion
What this report does not do.
Stated here rather than in small type at the bottom, because a buyer who is surprised by a limitation later had a worse experience than one who read it first.
It is not title insurance
A Title Search Report states what the record shows. It does not indemnify you against a loss. We do not sell title insurance and we are not an insurer.
It is not the opinion in your own transaction
The advocate certifies the search, the findings and the verdict on the record as searched. Whether to lend, buy or proceed remains a decision for you and your own counsel.
It reports the record, as searched, on a stated date
A search cannot report what is not in the record, and it cannot report what was entered after the search date. Both are stated in the report rather than buried in a footer.
Questions before you order.
What is in the report?
Ten sections: the verdict, the 30-year chain of title, the Index II search, the 7/12 extract and mutation history, the Property Card or CTS record where applicable, the encumbrance search, the litigation search, development and land-use status, the list of documents relied upon with search dates, and the advocate’s scope, findings and signature.
How long does it take?
We commit to 8 business hours from payment, and your order confirmation carries the committed date. While the search runs the portal shows the stage it is actually at — where a record has to be fetched in person, the tracker says so rather than moving a bar that means nothing. If the date has to move you get a new one, with the reason, before the old one passes.
What happens if the search finds a defect?
You still receive the full report, and the defect is set out with the document it comes from and its effect on marketability. There is no refund for finding something, because finding it is what you paid for.
Are government fees included?
Ordinary record-access charges are included in the price. Where a specific record carries a separate statutory fee, we tell you the amount before we incur it.