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Fix the driver behind crashes, sound loss and screen glitchesFind Drivers →Clear out junk files and repair common Windows errorsFree Scan →Scan for outdated or missing drivers - takes under a minuteDriver Scan →Before transferring even a token amount, verify the project on the applicable state RERA portal, inspect the title and approval documents, pin down the exact flat and inclusions in writing, obtain an all-in cost sheet, and read the cancellation and Agreement for Sale clauses. In India, the central RERA framework and state rules generally limit an advance or booking amount to 10% of the apartment cost before the Agreement for Sale is executed, but the registered agreement and the rules of the relevant state authority determine your rights. Treat a booking payment as a legal and financial commitment, not as a reservation based on a brochure or verbal assurance.
Start with independent verification, not the sales office
Ask the developer for the project’s RERA registration number, promoter’s legal name and registered address before discussing payment. Search that number yourself on the RERA portal of the state where the project is located. Do not rely solely on a screenshot or a salesperson’s link.
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Compare the RERA record with the sales material
Check that the portal record matches the brochure, price sheet and presentation in every material respect:
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- Promoter entity, registered office and the exact phase or tower being sold.
- Project address, survey numbers and land details.
- Sanctioned building and layout plans.
- Approved specifications and the amenities shown to buyers.
- Construction status, proposed completion date and any revised schedule.
- Uploaded approvals, commencement permissions and completion or occupancy information, where available.
Kerala RERA guidance expressly says an allottee may obtain sanctioned plans, layout approvals, approved specifications and title deeds. Comparable rights and disclosure requirements arise under the central framework and individual state rules, but the portal, terminology and document availability differ by jurisdiction. Save a dated copy of the portal page and the documents you reviewed; project filings can change.
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Ask what is still pending
Request a written list identifying every approval that has been obtained, its issuing authority and date, and every approval that remains pending. Ask specifically about commencement or construction approval, environmental clearance, fire approval, airport or coastal permissions where relevant, and the completion or occupancy certificate required for handover. A promise that an approval is “in process” is not the same as an approval you can verify.
Questions about land title, encumbrances and the promoter
A RERA registration does not replace title due diligence. Ask the developer to identify the entity that owns the land, the entity that is registered as promoter, and the legal relationship between them.
Documents and questions to put in writing
- Who owns the land, and can you provide the title deeds and the latest title search or legal title report?
- Is this a joint-development or development-management arrangement? If so, can you provide the development agreement, power of attorney and landowner consents applicable to this phase?
- Are there mortgages, charges, liens, acquisition notices, easements, litigation or orders affecting the land or the specific unit?
- Which lender has financed the project, and what release or no-objection process applies to the flat you are buying?
- Do any court cases, insolvency proceedings or regulatory complaints affect the promoter, land or project?
Have an independent property lawyer in the project’s state examine these documents. The lawyer should compare the legal description in the title papers with the RERA filing, sanctioned plan and draft Agreement for Sale. A developer’s in-house legal summary is useful for orientation, but it is not independent advice.
Identify the exact flat and everything included
A booking form should identify a specific unit, not merely a preferred stack or an approximate size. Ask for the tower, flat number, floor, orientation, floor plan and the RERA carpet area. Do not substitute “saleable area,” “super built-up area” or a marketing label for carpet area.
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Areas and layout
- What is the RERA carpet area, measured under the applicable rules?
- What are the separate areas of balconies, terraces, utility spaces and exclusive open areas?
- Which walls, ducts, shafts and structural elements are excluded from the stated carpet area?
- Can the sanctioned floor plan and the unit plan be annexed to the allotment letter and Agreement for Sale?
- What adjustment applies if the final measured carpet area differs from the booked area?
The model agreement provides for recalculation when the final area is confirmed and a refund of any excess amount paid for area that is not delivered. Ask the developer to state the same mechanism, including the rate used for an increase or decrease, in your contract rather than relying on a general assurance.
Parking, storage and access
Ask whether parking is open, covered or stilt, whether it is an exclusive space or a common facility, and how it will be assigned. Require the parking number or allocation method, dimensions, price and transfer rights in writing. Clarify whether a garage, storage room, servant facility, electric-vehicle point or bicycle space is included. If a feature is not in the allotment letter or agreement annexure, assume it is not guaranteed.
Specifications and amenities
Obtain the approved specification sheet and ask for brand or performance descriptions where they matter: flooring, doors and windows, sanitaryware, electrical points, wiring, lifts, fire systems, water supply, power backup, meters, security systems and common-area finishes. Ask which appliances, fixtures and connections are included and which are chargeable extras.
For each advertised amenity, ask whether it is within the registered project, shared with another phase, subject to a separate club fee, or dependent on a third-party operator. Have the final specification and amenity list attached to the Agreement for Sale so a brochure change cannot silently reduce what you were promised.
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Demand one all-in cost sheet
Do not pay from a headline “starting at” price. Request a single dated statement showing the total amount payable for the identified unit and the event that triggers each instalment.
| Cost item | Question to ask |
|---|---|
| Apartment consideration | What is the base price for this exact flat and carpet area? |
| Parking or garage | Is the space open, covered or stilt, and is its charge separate? |
| Floor or preferential-location charges | Are there floor-rise, corner, view, facing or other location premiums? |
| Balcony, terrace or exclusive areas | Are these priced separately, and what area is being charged? |
| Club, amenity and infrastructure charges | Are they compulsory, one-time or recurring? |
| Taxes and statutory charges | Which taxes apply now, and can the rate change before completion? |
| Stamp duty and registration | Who estimates and pays them, and are they included in the quoted total? |
| Maintenance and deposits | What advance maintenance, sinking or reserve fund and association deposits are required? |
| Utilities and connections | Are electricity, water, gas, meter, transformer and connection charges included? |
| Other levies | Is any development, legal, documentation or escalation charge excluded? |
Ask the developer to state whether each figure is a one-time amount, a recurring charge, an estimate or a statutory amount that may change. The Government of India disclosure guidance treats a cost breakup as a required agreement disclosure. Keep the cost sheet with the booking receipt and ask the developer to identify any later charge that is not already listed.
Match payment demands to measurable milestones
Determine whether the plan is construction-linked or time-linked. For a construction-linked plan, ask what event triggers each demand—for example, completion of a specified slab or installation milestone—and what evidence will be supplied. For a time-linked plan, ask why payment is due if construction has not reached the stated stage. Your agreement should not permit a demand before the corresponding contractual milestone.
Ask what interest or late-payment charge applies if you miss an instalment and whether an equivalent, clearly stated remedy applies when the developer is late. A one-sided penalty can materially change the cost of the purchase.
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Understand the booking amount and the cancellation risk
Ask for the booking amount as an exact rupee figure and as a percentage of the total apartment cost. Under the model agreement and the cited state guidance, a promoter should not take more than 10% of the apartment cost as an advance or application fee before executing the Agreement for Sale. This is India-focused guidance: state rules, the transaction structure and the registered contract control, so confirm the position with the applicable state RERA authority and your lawyer.
Questions before you transfer money
- Is this amount credited against the total consideration, or is any part described as a separate, non-refundable fee?
- When will the registered Agreement for Sale be issued and signed?
- What is the written cancellation window?
- What administrative deduction or forfeiture applies if you withdraw, and how is it calculated?
- When and how will a refund be paid?
- What happens if the developer changes the plan, cannot obtain an approval, misses a contractual milestone or cannot proceed?
- Will the receipt state that the payment is subject to execution of the Agreement for Sale and the terms of that agreement?
Kerala guidance indicates that cancellation follows the executed agreement terms. Read the cancellation, default, forfeiture and refund clauses before paying; an expression-of-interest form or receipt is not a substitute for the agreement. Do not sign a blank form or a form that allows the developer to alter material terms unilaterally.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Insist on a readable Agreement for Sale
Obtain the complete draft, including every annexure, before payment. The agreement should identify the promoter, land, project, unit, carpet area, exclusive areas, parking, specifications, consideration, taxes, payment schedule, possession date, default remedies and dispute process.
Promises that must be annexed
- Unit and sanctioned floor plans.
- Carpet-area calculation and the area-adjustment formula.
- Parking or garage allocation.
- Approved specifications and material amenities.
- All-in cost sheet and payment milestones.
- Possession and handover obligations.
Compare the draft line by line with the sales presentation. Strike out or amend clauses that permit substitution of materials, reduction of amenities, unexplained escalation or a different unit area without a defined remedy. Have a local lawyer review the final version, registration requirements and state-specific stamp duty before you sign.
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Make possession and delay remedies measurable
Ask for a calendar date for contractual possession and the length and conditions of any grace period. The date should be tied to the unit and registered project, not expressed only as “within a few months of completion.” Ask which completion or occupancy certificates must be obtained before possession and who will correct defects or unfinished work identified at handover.
Questions about delay
- What event legally starts the possession period?
- Which approvals are prerequisites to a valid offer of possession?
- What interest or compensation applies for delay, and is it calculated on all amounts paid?
- Can you terminate if possession is not delivered as agreed, and how quickly will the refund be paid?
- Who bears project outgoings, taxes, utilities and maintenance until physical possession and handover to the association?
Kerala RERA states that an allottee may seek interest or a refund with interest where possession is not provided as agreed, subject to the Act. Government guidance also describes termination for specified promoter default and refund with interest within 45 days of termination. Treat these as framework rights whose operation depends on the state rules, the facts and the registered agreement; obtain the exact clause in writing.
Clarify handover, association and ongoing charges
Ask when the residents’ association or other legal entity will be formed, when common areas will be transferred, and what documents will be handed over. Request an estimate of monthly maintenance, sinking or reserve-fund contributions, utility tariffs and the period of advance maintenance collected at possession.
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Use a document-and-payment checklist
- Record the promoter’s legal name, RERA number, project phase and registered address.
- Download and review the current RERA filing, sanctioned plans, approvals, title documents and specifications.
- Visit the site and compare the visible construction stage with the portal status and promised schedule.
- Obtain the unit plan, carpet-area statement, parking allocation and written specifications.
- Demand the dated all-in cost sheet and milestone-based payment schedule.
- Request the complete draft Agreement for Sale and every annexure.
- Ask for written cancellation, refund, delay, area-adjustment and default terms.
- Have an independent local property lawyer review title, approvals, agreement and costs.
- Pay only after the paperwork identifies the unit, amount, purpose and refund conditions; use a traceable banking method and retain the receipt.
- Re-check the RERA portal and agreement immediately before signing because prices, approvals, construction status and possession dates can change.
How to compare two developers
Put both projects on the same worksheet rather than comparing brochure features. Use the following decision axes:
| Comparison area | What to verify |
|---|---|
| Title and approvals | Ownership chain, encumbrances, litigation, sanctioned plans and approvals. |
| RERA and progress | Registration, promoter identity, portal updates and construction actually visible. |
| Unit value | RERA carpet area, loading, orientation, parking and exclusive areas. |
| Total cost | All-in amount, taxes, deposits, recurring charges and escalation clauses. |
| Payment risk | Construction or time triggers, buyer interest and reciprocal developer remedies. |
| Possession | Contractual date, grace period, certificates and delay compensation or refund. |
| Exit exposure | Cancellation window, deductions, forfeiture and refund timing. |
| Delivery certainty | Annexed specifications, amenity obligations and defect rectification process. |
| Track record | Projects and complaints disclosed by the promoter and the relevant RERA authority. |
A lower headline price is not necessarily cheaper if it excludes parking, taxes, connection charges, maintenance advances or a large number of conditional add-ons. Choose the project whose legal record, written obligations and payment triggers you can verify.
Red flags that justify stopping the payment
- Pressure to transfer money before showing the RERA number or draft agreement.
- A request exceeding the applicable 10% pre-agreement threshold without a clear legal basis.
- Refusal to provide title, approval, sanctioned-plan or specification documents.
- Different promoter names, project addresses or unit areas across the portal, brochure and receipt.
- “Assured” amenities, parking or possession dates that are absent from the agreement.
- A non-refundable booking form with no written refund timeline.
- Unexplained charges described only as “other expenses” or “as applicable.”
- Blank fields, unilateral-change clauses or pressure to sign immediately.
If a material discrepancy remains unresolved, pause the transaction and obtain advice from a local property lawyer or the applicable RERA authority. A lost booking opportunity is usually less costly than committing to an unclear title, price or refund obligation.
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