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Do not pay a booking amount for a new Pune flat until you can match the exact apartment to the correct MahaRERA registration, verify approvals and title, reconcile construction progress with written promises, search complaints and adverse notices, and obtain the complete cost and agreement terms in writing. A bank loan sanction or a persuasive sales presentation is not a substitute for this review.
The checks below are designed for a newly launched or under-construction project. Project records, legal status and government charges can change, so repeat the official-record checks immediately before signing or transferring money. This is a due-diligence guide, not an individual title opinion or legal advice.
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Start with the exact project, phase, building and apartment
Sales material often uses a single project name for multiple phases, towers or land parcels. MahaRERA registration is tied to a defined project record, so a registration number for another phase does not prove that the apartment being offered to you is covered.
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- Project name exactly as printed in the offer and agreement draft.
- Promoter or promoter-group name, including the legal entity that will sign the agreement.
- MahaRERA registration number quoted in the brochure, website, price sheet or email.
- Survey numbers, village, taluka, municipal limits and postal location.
- Phase, building or wing, floor, apartment number, configuration and stated carpet area.
Search the MahaRERA project-registration record by name, promoter and registration number. Open the filed documents rather than relying on the search-result summary. Confirm that the address, survey details, phase, building and apartment schedule correspond to the unit you are reserving. Save a dated copy of the record and the documents you reviewed; online entries can be updated later.
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What a match does—and does not—establish
A matching record establishes that you are looking at the right regulatory file. It does not, by itself, give you an individual legal opinion on title, guarantee construction quality or make every sales statement contractual. Treat the portal as the starting set of documents for professional review.
Verify approvals, title and encumbrances before signing
MahaRERA FAQ guidance states that building approval for the apartment must be obtained before the agreement for sale is signed. Ask for a legible copy of the approval applicable to your building and unit, and check that its description matches the phase and configuration you are buying.
Documents to request
- Sanctioned layout and building plans relevant to the offered wing.
- Commencement or building permissions and revisions, where applicable.
- Disclosed title documents and the promoter’s rights over the land.
- Encumbrance details and any disclosed litigation, charge, lease, development agreement or landowner arrangement.
- Documents identifying the legal promoter and the person authorised to execute the agreement.
- Draft agreement for sale, including annexures, specifications, payment schedule and possession language.
Have an independent Maharashtra property lawyer trace the title, examine encumbrances, review landowner/promoter relationships and mark risky clauses in the agreement. A portal upload can be incomplete, difficult to read or superseded; professional review should test the underlying documents, not simply confirm that a file exists.
Test whether the construction story is credible
Compare what the salesperson promises with the project’s dated MahaRERA updates and with what you can observe at the site. MahaRERA’s project-update guidance identifies project cost, uploaded documents and encumbrances, building details, task or activity percentages, common-area completion, promoter details and building-wise completion dates as update fields. Those fields let you build a timeline instead of relying on one current percentage.
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Build a simple progress timeline
- Download the latest update and at least the preceding updates for the relevant building.
- Record each reported activity percentage, common-area status and building-wise completion date.
- Note changes to promoter details, project cost, plans, encumbrance disclosures and promised completion dates.
- Compare those entries with the launch presentation, price sheet, email promises and the possession date offered to you.
- Send every discrepancy to the promoter in writing and request a document-backed explanation.
- Recheck the record immediately before paying a substantial instalment or signing.
Section 11 requires project information to be kept current. A stale or internally inconsistent filing is therefore a reason to pause and ask questions, not a reason to assume that the latest verbal assurance is correct. Distinguish the completion date for your building from a headline date for a later phase or the whole development.
Inspect the site without treating inspection as legal proof
Walk the approach road and the construction area at a sensible time of day. Compare the visible building, floor count, access, amenities and utility work with the sanctioned information and the specification sheet. Record observations with dates and photographs. A site visit cannot replace approval or title verification, and an optional laser distance measurer can only help you record approximate room dimensions; legally defined carpet area must be checked against the filed plans and agreement.
Search complaints, orders and adverse project status
Use MahaRERA’s public complaint-search facility for both the project and the promoter. Read the underlying orders where available. A complaint is an allegation or a dispute; an order records the authority’s disposition. Do not treat every search result as proof that the promoter breached an obligation, and do not ignore a pattern of proceedings simply because a salesperson calls them routine.
Check completion-date lapse notices
The authority’s “Due to Lapse of Completion Date” notice says that projects listed there are kept in abeyance, their project bank accounts are frozen and promoters are prohibited from executing agreements or sale deeds until further compliance. The displayed list includes Pune entries. Search the current list using the exact project and promoter identifiers and preserve the result you saw on the day of your check. An adverse status for the exact project is a stop signal until an independent professional explains the current position from official records.
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Put the entire price and payment risk on paper
Ask for one itemized statement showing the amount payable from booking through registration and possession. Do not compare two projects using only the quoted base price.
| Cost or term | What to obtain in writing |
|---|---|
| Base consideration | Price for the identified apartment, floor, parking and any linked rights. |
| Taxes and statutory charges | Each applicable tax, the rate or basis, who collects it and when it is due. |
| Development and amenity charges | Separate line items, scope and whether they are already included in the quoted price. |
| Parking | Type, location, allotment method, price and whether the agreement describes it. |
| Utilities and deposits | Meter, connection, maintenance, sinking-fund and other one-time amounts. |
| Payment milestones | Trigger for every instalment, including construction-linked stages and their evidence. |
| Registration-stage charges | Current stamp duty and registration fees verified with the official Maharashtra registration authority; a current Pune percentage was not established in the available official results. |
| Possession and delay consequences | Contractual date, notice process, interest or other remedies, and treatment of force-majeure claims. |
| Cancellation and refund | Permitted reasons, deductions, refund deadline and the account to which money is returned. |
Request a signed or officially emailed cost sheet, not a handwritten calculation. Compare each line with the draft agreement and the MahaRERA disclosures. If an item appears in a presentation but not in the contract, ask for it to be inserted or obtain a written explanation before paying.
Read the agreement as a risk document
Obtain the complete draft, including schedules, specifications, parking plan, payment plan and possession provisions. Check that the legal promoter, project phase, building, apartment number, carpet area and consideration match the record you verified.
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- Definition and measurement of carpet area, balconies, terraces, exclusive-use spaces and common areas.
- Permitted changes to plans, specifications, amenities or building services.
- Construction-linked instalment triggers and the documents that establish completion of each stage.
- Long-stop possession date, extension language and the buyer’s remedies for delay.
- Interest, default, cancellation and forfeiture provisions that apply to both parties.
- Formation and handover of the society or association, maintenance commencement and transfer of common areas.
- Defect liability, complaint procedure and access for inspection before possession.
- Dispute-resolution venue, notices, assignment and the promoter’s ability to create or discharge security.
Mark up every difference between the agreement and the brochure, email, sample-flat specification or salesperson’s message. Verbal assurances are difficult to enforce if they are absent from the signed documents.
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Verify the agent and the people making promises
MahaRERA states that real-estate agents dealing in transactions involving registered projects need prior registration with the authority. Search the agent’s registration and check that its name and legal entity match the person issuing the quotation or collecting the booking form. Ask for written authority from the promoter if a channel partner is involved.
Keep the agent’s registration details, business card, quotation, emails and payment instructions with your file. Pay only to the account and entity identified in the official documents and written demand; never redirect a payment because an intermediary says a “limited-period” offer requires a personal or unrelated account.
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Regulatory records cannot tell you whether the daily commute, water reliability or neighbourhood conditions suit your household. Make location checks that are separate from the promoter’s model and marketing map.
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- Ask the local authority and nearby residents about water source, tanker dependence, drainage and monsoon access; request written utility commitments where the project relies on future infrastructure.
- Check surrounding construction, access-road width, noise, industrial activity, high-tension lines, flood-prone stretches and right-of-way constraints.
- Confirm whether promised retail, clubhouse, school, road or transit amenities are within the registered project, a separate phase or merely nearby private proposals.
- Compare the apartment’s orientation, ventilation, daylight, service shafts, refuge areas, parking circulation and likely noise with the filed plan.
Use independent observations and local authority information for these questions. Do not convert a marketing map or a future infrastructure promise into a present fact.
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Use a written decision matrix
Score each project on the same evidence, and leave an item blank rather than awarding credit for an unsupported promise.
| Decision axis | Evidence to compare | Pause condition |
|---|---|---|
| Identity and coverage | Exact MahaRERA project, phase, building and apartment match. | Unit cannot be mapped to the filing. |
| Approvals and title | Building approval, title chain, encumbrance material and lawyer’s comments. | Approval, title or charge information is missing or unclear. |
| Status and conduct | Complaint searches, orders and current status notices. | Adverse status or unresolved material order affecting the project. |
| Progress credibility | Dated activity updates, common-area completion and building-wise dates versus written promises. | Sales claims conflict with filings without a satisfactory written explanation. |
| Apartment and specification | Carpet area, layout, parking and specifications in filed documents and agreement. | Material differences or undefined measurement terms. |
| Total cost | Itemized consideration, statutory charges, milestones and registration-stage amounts. | Seller will not provide a complete written statement. |
| Contract protection | Possession, delay, cancellation, defects, changes and dispute clauses. | Draft removes or weakens promised protections. |
| Location fit | Independent visits, access, utilities, surroundings and household needs. | Critical practical assumption depends only on marketing material. |
Do not average away a critical failure. An attractive price cannot compensate for an unverified apartment identity, adverse project status or an agreement that does not reflect the deal.
Booking-day checklist and a safe sequence
- Create a project file containing the brochure, price sheet, draft agreement, receipts, emails, agent details and dated portal downloads.
- Complete the exact-project and apartment match on MahaRERA.
- Obtain and have a Maharashtra property lawyer review approvals, title, encumbrances and the agreement.
- Check updates, building-wise dates, complaints, orders and current lapse-status notices.
- Visit the site and independently check the location and practical assumptions.
- Obtain the final itemized cost sheet and reconcile it with the agreement.
- Resolve discrepancies in writing; do not rely on a promise to “correct it later.”
- Pay only after the legal and commercial documents identify the same project, phase, building and apartment, and keep proof of the payment instruction and receipt.
- Recheck live records immediately before signing if a material period has passed since your first search.
When to stop and seek specialist help
Pause the transaction if the seller will not provide an itemized cost statement, the exact unit or phase cannot be matched, approvals or encumbrances are illegible, progress filings conflict with sales claims, the agreement differs from written promises, or the project appears in an adverse status notice. Obtain independent legal advice rather than asking the promoter’s lawyer, lender or agent to resolve a conflict in their own documents. A lender’s willingness to finance the property is useful information about its process, but it is not your title review.
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What a defensible “yes” looks like
You should be able to show, in one file, why the apartment is covered by the correct MahaRERA record; which approvals and title documents were reviewed; what the latest progress and completion date mean for your building; whether complaints or adverse notices affect the project; exactly what you will pay and when; and which protections appear in the signed agreement. If any of those answers depends on an oral assurance, treat the decision as unresolved until the assurance is documented and independently checked.
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