Buying Property? Don’t Fall for Duplicate Registries – Here’s How to Identify the Real Owner with Proper Documents

Property fraud is rising – avoid becoming the next victim by understanding which documents prove real ownership.

In recent years, cases of property fraud have increased drastically in India. A common scam involves one plot of land being sold multiple times to different buyers. While many assume that a property is fully theirs after registration, the truth is more complicated.

Just because you have a registered sale deed doesn’t mean you’re safe from fraud. In fact, in many cases, the same land is sold to two or even three different people using legal loopholes. These victims end up in court, facing long legal battles and financial loss.

This article will help you understand how such frauds happen, which documents you must verify before buying property, and how to confirm who the real owner is.

Buying Property? Don’t Fall for Duplicate Registries – Here’s How to Identify the Real Owner with Proper Documents

Why Does Duplicate Registry Happen?

Here’s how a single property ends up with multiple registered owners:

Mutation Not Done After Purchase:
When a property is sold, the buyer must update their name in the land records through a process called mutation (also called Dakhil Kharij). This step is often ignored. If the mutation is not done, the land is still officially recorded under the previous owner's name.
Fraudsters Take Advantage of Old Records:
Since the land records still show the old owner’s name, the seller resells the same land to another buyer. This process can repeat multiple times if buyers don't check the records carefully.
Plotting Confusion in Urban Areas:
In cities, large plots are often divided into smaller sections. Each plot may have a separate number, but they all share a single Gata Number (official plot ID). Unscrupulous sellers exploit this by registering different sections of the same land to different people.

What Is Mutation (Dakhil Kharij) and Why Is It Important?

Mutation is the process of updating land ownership in the government’s official records. Once a property is registered, the buyer must apply for mutation with the local revenue department. Only after mutation is completed does the buyer become the legal owner in the eyes of the government.

Why mutation is necessary:

It updates the government land records
Helps avoid duplicate sales
Proves ownership in case of a dispute
Required for loans, construction permits, and taxes

If you skip mutation, your name won't appear in the records — making it easy for fraudsters to sell the land again using old ownership documents.

Which Documents Prove Real Ownership of Property?

Before buying any property — land or house — check these documents carefully:

1. Sale Deed (Registry Paper)

Confirms that the seller legally transferred the property to you.
Must be registered in the sub-registrar’s office.

2. Khatauni (Land Record)

Shows the name of the current owner as per government records.
It includes the details of the land, area, type of land, and ownership history.

3. Mutation Certificate (Dakhil Kharij)

Proves that your name is officially updated in land records.
Shows that the transaction is legally complete.

4. Gata Number or Plot Number

Every plot of land has a unique Gata Number.
Even if there are many sub-plots, the Gata Number helps track the original piece of land.

5. Encumbrance Certificate

Shows if the land is free of legal dues, mortgage, or pending loans.
You can get it from the sub-registrar's office.

6. No Objection Certificate (NOC)

Required from various departments like electricity board, water board, housing society, etc.
Ensures there are no pending liabilities or disputes.

7. Land Use Certificate

Verifies whether the land is residential, commercial, or agricultural.
Required especially when buying plots in developing or semi-rural areas.

8. Approved Building Plan (if applicable)

Necessary if you’re buying a house or under-construction flat.
Must be approved by the local development authority or municipality.

How to Check Land Records Online?

You no longer need to visit government offices to view land records. Most states now offer land record services online.

Steps to check land records:

Visit your state’s official land records website.
Select your district, tehsil, village, and enter the Gata number.
View the Khatauni and see whose name is currently recorded.

Example portals:

Uttar Pradesh: upbhulekh.gov.in
Maharashtra: mahabhulekh.maharashtra.gov.in
Karnataka: landrecords.karnataka.gov.in

Tip: Always compare the name in the Khatauni with the seller’s name in the Sale Deed before making payment.

How to Avoid Property Registry Fraud

Fraudsters often look for buyers who don’t do proper background checks. Here's how to protect yourself:

1. Always Verify Documents:

Check the Sale Deed, Khatauni, Gata Number, and Mutation Certificate. If the seller refuses to provide these, it’s a red flag.

2. Consult a Property Lawyer:

Before you make the final payment, get the documents reviewed by a legal expert. They can identify hidden issues or past disputes.

3. Visit the Registrar’s Office:

Cross-check the registration history of the property. You can ask for a certified copy of previous transactions.

4. Don’t Skip Mutation:

After the sale deed is registered, apply for mutation within 30–60 days.

5. Check for Government Notifications:

Ensure that the property is not under acquisition, part of disputed land, or marked for development by the government.

6. RERA Verification (for flats/builders):

If buying from a builder, verify their RERA registration number and project status.

What Happens If You’re a Victim of Duplicate Registration?

If you’ve unknowingly bought a property that has already been sold to someone else:

File an FIR with the local police station.
File a case in civil court against the seller.
Inform the sub-registrar and revenue department.
Apply for a stay on any further sale or transfer of the property.
Consult a property lawyer for legal remedies.

Unfortunately, these cases take years to resolve, and there’s no guarantee of recovering your money. Prevention is always better.

Conclusion

Property purchases involve large sums of money, and one mistake can cost you everything. Always remember:

Registration is not ownership — only mutation in land records gives you legal ownership.
One land can have multiple registrations if previous buyers didn’t update records.
You can prevent property fraud by checking all documents, verifying records online, and completing the mutation process on time.

Final Tip:
Before you buy, verify. Before you trust, double-check. And before you invest, consult a legal expert.

Buying a home or plot is a dream — don’t let that dream turn into a nightmare due to one small mistake.

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