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Complete Documentation for Uttarakhand 15+ Essential Documents
Property documentation in Uttarakhand is often incomplete, scattered across multiple offices, and sometimes intentionally hidden. Missing documents are the leading cause of post-purchase disputes and registration rejections. This checklist ensures you collect everything needed for a legally secure transaction.
Documents come from multiple sources: the seller, the Tehsil office, the Sub-Registrar, and sometimes the Forest Department or Development Authority. Each serves a different verification purpose - some prove ownership, others confirm there are no encumbrances, and others verify regulatory compliance.
If the seller cannot or will not provide any document on this list, treat it as a warning sign. Common excuses like "lost in flood" or "old records unavailable" may be genuine - but verify independently through the issuing office.
9+ documents
5+ documents
Request ALL these before signing any agreement
The original registered document showing how the seller acquired the property. Could be a sale deed, gift deed, partition deed, or succession certificate. Verify registration number and date at Sub-Registrar office.
Source: Seller (original) / Sub-Registrar (certified copy)
Current Record of Rights from Tehsil showing ownership details, land classification, and area. MUST be Tehsil-certified with official seal - Bhulekh printouts have no legal validity.
Source: Tehsil Office (NOT Bhulekh portal)
12-year Khatauni extract showing complete ownership chain, all mutations, and any recorded disputes. Essential for tracing how property changed hands and verifying all transfers were legitimate.
Source: Tehsil Office
Read our 12 Sala Guide →Certificate from Sub-Registrar showing all registered transactions, mortgages, liens, and charges on the property. Get 13 years to cover beyond the 12 Sala period.
Source: Sub-Registrar Office
Tax payment receipts for the last 5+ years. Unpaid taxes create liability for new owner. Also confirms property is recorded in municipal/panchayat records.
Source: Municipal Corporation / Gram Panchayat
If land is agricultural in Khatauni but being sold for construction, the Section 143 conversion order is mandatory. Verify the order is genuine and matches the Khasra being sold.
Source: Tehsil Office / SDM Office
Read our Section 143 Guide →Dakhil Kharij orders for each ownership change visible in 12 Sala. Each mutation should have a corresponding registered deed. Missing mutations indicate incomplete transfers.
Source: Tehsil Office
If property was inherited, ALL legal heirs must consent to the sale. Get registered No Objection Certificates from each heir. Daughters have equal inheritance rights since Hindu Succession Act 2005.
Source: All legal heirs (registered)
If selling through POA, the POA must be registered, specific to this property, and the principal must be verified as alive. GPA alone does not transfer ownership - a sale deed is still required.
Source: Sub-Registrar Office (registered POA)
Have these ready for registration
Aadhaar Card (mandatory for registration), PAN Card (for transactions over ₹10 lakh), Passport (for NRIs).
Recent utility bill, bank statement, or Aadhaar card. Must match the address being used in sale deed.
Multiple recent passport-size photographs for registration and application forms.
Affidavit declaring your residency status and existing land holdings in Uttarakhand. Required under Bhu Kanoon Act 2025 for all non-resident buyers.
If taking a property loan: sanction letter, bank statements, income proof, and loan agreement. Bank will conduct their own property verification.
Additional documents based on property location
Properties in Mussoorie-Dehradun Development Authority area require: MDDA approved layout plan, Building permission (if constructed), NOC for further construction.
Properties in Haridwar-Roorkee Development Authority area require similar approvals. Check if property falls under regulated zone.
Properties within 10km of Corbett, Rajaji, or other national parks require: Forest Department NOC, ESZ clearance for construction, and verification that property is not in core zone.
Read our ESZ Guide →Properties in cantonment areas (parts of Dehradun, Lansdowne) require Cantonment Board NOC for transfer and any construction.
Complete the transfer process
Original registered sale deed with Sub-Registrar seal and signature. Keep safely - this is your primary ownership proof.
Document from Sub-Registrar showing registration details. Useful for verifying registration later.
Apply for mutation at Tehsil immediately after registration. This updates revenue records to your name.
After mutation, obtain updated Khatauni showing your name as owner. Keep this for future reference.
Update property tax records to your name at municipal office or Gram Panchayat.
Certified copies can be obtained from the issuing office (Sub-Registrar for deeds, Tehsil for revenue records). The seller should obtain these before sale. If they refuse, treat it as a red flag.
No. Bhulekh is for reference only. Courts and banks only accept Tehsil-certified copies with official seal. Hill districts have only 40-50% digitization, so Bhulekh may not even show your property.
Get 13-year EC to cover beyond the 12 Sala period. This ensures no registered transactions are missed. Recent EC (within 30 days of registration) is ideal.
Do not proceed with purchase. Missing heir consent is a lawsuit waiting to happen. All legal heirs must consent, including daughters who have equal rights since Hindu Succession Act 2005.
Yes, ideally. At minimum, get Title Deed, 12 Sala, and Encumbrance Certificate before paying any token. Other documents can be collected before final registration, but complete verification should precede any payment.
A qualified property lawyer should verify all documents. They can cross-check with issuing offices, identify red flags, and provide legal opinion on title. Never rely only on seller's word.
Last updated: January 2026
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