Verify Encumbrance Certificate (EC)

What EC Shows

The EC records all transactions (sale, mortgage, gift, etc.) registered against a property. It helps ensure there are no legal dues, mortgages, or claims.

Steps to Check EC in Hyderabad

Online Method (Preferred)

1. Go to the Telangana Registration & Stamps Department website:
   https://registration.telangana.gov.in

2. Click “Encumbrance Search (EC)” under the Online Services menu.

3. Choose Search Criteria:

   • Document No. (if you know it)

   • OR Form Entry (Survey No., House No., Flat No., etc.)

4. Select the District, SRO (Sub-Registrar Office), and Date Range (preferably from 01-01-1983 or earlier to current date).

5. Enter the captcha and click Submit.

6. You’ll get the EC PDF — verify:

   • Property details (survey no., address, extent, boundaries)

   • Parties involved in past transactions

   • Type of transactions (sale, gift, mortgage, etc.)

   • Period of EC (should cover at least 30 years ideally)

7. Download or print the EC for record keeping.

Offline Method

Visit the local Sub-Registrar Office (SRO) with:

• Property details (survey no., document no., etc.)

• Owner’s ID proof

• Application form for EC (Form 22)

• Pay a nominal fee

You’ll receive a certified EC copy (usually within a few days).

Verify Title of the Property

A clear title means:

• The seller has absolute ownership

• No legal disputes or liens

• No encroachments or government acquisitions

Steps to Verify Title

A. Obtain & Examine the Title Deed

1. Ask for the latest registered sale deed (title document).

2. Check:

   • Seller’s name matches the EC records

   • The chain of ownership (previous deeds) is unbroken

   • No power of attorney misuse or missing link documents

B. Verify Property Details

• Cross-check the survey number, plot number, and boundaries in:

  • The sale deed

  • The EC

  • The latest property tax receipts

  • The GHMC (or HMDA / DTCP) layout approval

C. Check for Government Approvals

• Ensure layout or building plan is approved by:

  • HMDA (Hyderabad Metropolitan Development Authority)

  • or GHMC (Greater Hyderabad Municipal Corporation)

You can verify approvals at:
https://hmda.gov.in
https://www.ghmc.gov.in

D. Check Revenue Records

• Use the Dharani portal (Telangana Revenue Department):
  https://dharani.telangana.gov.in

Steps:

1. Go to “Land Details Search”.

2. Enter district, mandal, village, and survey number.

3. Confirm ownership name and land classification.

4. Check if land is patta, assigned, or government land (avoid assigned or government land).

E. Verify Mutation & Tax Receipts

• Mutation should be completed in the buyer’s name after each sale.

• Ask for latest GHMC property tax receipts and electricity/water bills in the owner’s name.

F. Conduct a Legal Opinion

Finally, hire a property lawyer (real estate specialist) to:

• Review the entire title chain (usually 30 years back)

• Verify EC, sale deeds, pattadar passbook, and approvals

• Issue a Legal Title Opinion Certificate

Checklist Summary