The report
What a Title Search Report contains
One document, nine sections, every entry cited to the record it came from and the date it was searched.
Section by section
Nine sections. Every one sourced.
- 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.
- 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.
- 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.
- 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.
- 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.
- Development and land-use status
- Whether the land carries a non-agricultural order, what the sanctioned land use is, 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.
- 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
Three 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
Every entry is cited
The register, the office and the date it was searched, on the same line as the finding.
- 2
The scope is stated, not implied
What the advocate examined, and what they did not. In the report, not in a footer.
- 3
A person signs
Name and Bar Council enrolment number, on the certificate page of every report.
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.
- 02
We search the registers
Sub-registrar records, revenue records and court records. Each search is dated, and each finding keeps a reference back to the page it came from.
- 03
An advocate reviews
A panel advocate examines the findings, resolves the gaps, decides what the record supports, and states the scope of the search.
- 04
You receive a signed report
Delivered to your portal, review-ready, with every entry cited and the advocate’s signature on the certificate page.
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 — 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 registered instruments affecting the property.
Revenue record
7/12 extract and the mutation (ferfar) register, for holders and changes.
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 party names.
| 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 brokerages
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 and its findings. 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.
Questions before you order.
What is in the report?
Nine sections: 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.