How is TCR different from Title Search?

Title Search is the underlying chain-of-ownership verification. TCR includes Title Search + encumbrance + regulatory + physical inspection + opinion. TCR is comprehensive due diligence; Title Search is one component.

How long does TCR take?

2-6 weeks for single property depending on complexity. Portfolios (50-200 properties) take 6-12 weeks with parallel teams.

Are TCRs accepted by all banks?

TCRs by empanelled lawyers are accepted by their empanelling banks. We are empanelled with most major PSU and private sector banks and NBFCs.

What if TCR finds defects?

Three options: (a) cure before closing, (b) negotiate price reduction or seller indemnity, (c) walk away. Defects may be curable (mutation lapse, missing NOC) or non-curable (defective chain, ongoing high-stakes litigation).

How much does TCR cost?

Single property: ₹50,000–₹3 lakh based on type and complexity. Portfolio: typically discounted per-property rate. Bank-empanelled rates often follow bank schedules.

Title Clearance & Due Diligence

Bank-grade Title Clearance Reports and comprehensive Due Diligence for property purchases, mortgages, REITs, AIF investments and portfolio acquisitions.

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Overview

Understanding Title Clearance & Due Diligence

Title Clearance & Due Diligence is the comprehensive verification a property must undergo before any major transaction — bank loan sanction, REIT acquisition, AIF investment, portfolio sale or large commercial purchase. It combines title search, encumbrance verification, regulatory compliance, litigation search, physical inspection and documentary review into a single Title Clearance Report. A bank-grade Title Clearance Report (TCR) is the gold standard — accepted by all PSU banks, private sector banks, NBFCs and large institutional buyers without re-verification. The TCR includes (a) chain of title for 30 years with each link analyzed, (b) encumbrance certificate analysis, (c) CERSAI search, (d) court / litigation search, (e) regulatory compliance audit (RERA, environmental, layout), (f) physical site inspection, (g) categorical opinion on marketability. Our senior real-estate counsel issue TCRs that are accepted by leading lenders without queries. We work with developers (for project-level TCRs), buyers (transaction-specific TCRs), banks (loan due diligence) and institutional investors (portfolio TCRs).

Why Legal Door

Built for Outcomes, Trusted Pan-India

Specialist lawyers, transparent pricing and end-to-end execution from first call to final order.

Bank-Empanelment

Empanelled with leading PSU and private banks for legal opinions.

Senior Counsel Sign-Off

TCRs signed by senior partner / counsel — carrying weight with institutional buyers.

Multi-Disciplinary

Lawyers + surveyors + environmental + tax integrated under one project lead.

Portfolio Capability

Capable of TCRs for 50-200 property portfolios under tight timelines.

What We Cover

Key Highlights

30-year title chain analysis

Encumbrance Certificate verification

CERSAI charge search

Civil court / High Court litigation search

RERA registration and compliance audit

Approved plan, OC and layout verification

Environmental clearance review (where applicable)

Physical site inspection and boundary verification

Statutory dues clearance (property tax, electricity, water)

Society / RWA / association records

Tax incentives and stamp duty optimization

Categorical marketability opinion

Our Process

How We Help You

A straightforward, transparent path from first call to resolution.

1Engagement

Define scope — single property / portfolio, transaction type, lender / buyer requirements.

2Document Compilation

Comprehensive document request list; multi-source cross-verification.

3Diligence Streams

Title, regulatory, litigation, physical, tax — parallel workstreams.

4Site Visit

Physical inspection by surveyor / counsel; boundary verification; structural check.

5Report

Bank-grade TCR with executive summary, findings, risk matrix, marketability opinion.

6Cure / Closing

Where defects exist — coordinate cure (NOC, mutation, settlement) before closing.

Checklist

Documents Required

All title chain documents (30 years)
Encumbrance certificate (15-30 years)
CERSAI search output
Mutation extracts (Khata / 7-12 / Patta)
Property tax receipts
Approved plan, OC, layout
RERA project disclosures
Environmental and statutory clearances
Society / RWA records
Court litigation search outputs

Legal Framework

Applicable Laws & Regulations

Key statutes, rules and judicial precedents that govern this service.

Transfer of Property Act, 1882; Registration Act, 1908

Title and registration framework.

RERA Act, 2016

Real-estate project disclosures.

SARFAESI Act, 2002

Lender enforcement framework — TCR is foundational.

Bank / RBI Guidelines

PSU and private bank guidelines on legal opinions.

Avoid These Mistakes

Common Pitfalls

Costly errors we routinely help clients fix — or better, avoid altogether.

Sample-Based Diligence

For portfolios, sample-based diligence misses defective properties; full coverage essential for institutional buyers.

Skipping Site Visit

Documentary review without physical inspection misses encroachments, neighbour disputes and structural issues.

Generic Opinion

"Title appears marketable subject to..." is not a useful opinion — categorical marketability with specified conditions / cure is what lenders / buyers need.

Outdated Searches

EC and CERSAI older than 3 months may miss recent transactions; refresh just before closing.

FAQs

Common Questions

Everything you need to know before you begin

Comprehensive report combining title search, encumbrance verification, regulatory compliance, litigation search, physical inspection and a categorical marketability opinion — typically required by lenders and institutional buyers.

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