Property purchase is a long-term commitment that usually employs one’s life-time earnings and savings! A decision that has both financial and emotional sentiments involved requires an intricate, thorough, and reliable research of legalities to avoid any future encumbrances.  

Gurugram is a thriving city with India’s most dynamic real estate market. Like any other city, it witnesses a crowd work of buyers spiking the demand for housing in Gurugram on a daily basis. With urbanization, modern infrastructure, accumulation of corporate & IT hubs, and proximity to the capital city, Gurugram happens to harbour both investors and end users and also first-time buyers who are corporate goers. It is of utmost importance that a buyer, especially first-time buyers be guided through the legalities involved in buying a property in Gurugram.

Let us scout through a step-by-step guide on “how to buy legally approved properties in Gurugram?”.

Step 1. Choosing the location – The process of property purchase ends with sealing the deal; however, the entire process involves the buyer to carefully select the location prioritising their list of requirements. It should include:

1. purpose of buying – end use | investment | commercial

2. preferred location – Evaluating the pros & cons of the preferred micro markets like DLH Phases, Golf Course Road etc.

3. budget and type – Gurugram majorly has 4 types of developments – plots, villas, apartments, and builder floors

* It is suggested to opt for localities that are listed under approved colonies and sectors Haryana Urban Development Authority (HSVP) or licensed developers.

Step 2. Developer credentials – Once the property is shortlisted, it is important to check their credentials for any rising concerns like project status, developer reputation, land title, clearances, litigations etc. All genuine properties of Gurugram are registered under the Haryana RERA. You can:

1. visit: https://haryanarera.gov.in/, then,

2. search by project name or builder name and,

3. check project status, approvals, timelines, and complaint history.

*Avoid projects that is not listed on RERA, specifically under-construction properties.

Step 3. Verification of land use and Zoning approvals – Gurugram is governed by zoning laws, thus, it is important to make sure that the land is not reserved for any agricultural or institutional use and is specifically approved for residential/commercial purpose.

You can check land use in the Master Plan of Gurugram 2031 or consult the Town & Country Planning Department (TCP Haryana). Ask for:

• 1. Zoning Certificate
• 2. Land use Certificate
• 3. Layout Plan approval by HSVP or GMDA
• 
  

Step 4. Title Verification and Ownership – The title clarity of property is an integral part to check and verify. It confirms whether:

• 1. the seller is the legal owner of the said property.
• 2. the property has no litigations, disputes or encumbrances.
• 3. the authentication of previous ownership transfer documentations.

*It is advised to onboard a legal expert or property lawyer who can conduct a title search to verify ownership history from land records maintained by the Haryana Land Records Information System (HALRIS).

Step 5. Verify Developer’s Approvals – If you’re buying from a builder or developer, verify all required approvals:

• 1. Building plan approvals from the City and Country Planning Department.
• 2. Environmental clearances, especially for mass or high-rise projects.
• 3. All safety approvals – electricity, fire, and water.

*Ask for copies of these documents and have them vetted by a lawyer.

Step 6. Sale Deed and Registration – The sale deed is the core legal document that ensures transferring of ownership. Before signing:

• 1. Read through the terms and conditions carefully; if needed, get it checked by a lawyer.
• 2. Pay the applicable stamp duty - 5% for men, 3% for women buyers in Haryana as of date and registration fee that is usually INR 30,000.

*Registration is done at the Sub-Registrar’s Office that falls under jurisdiction of the chosen property’s location.

Step 7. Encumbrance Certificate – An Encumbrance Certificate (EC) shows whether the financial health of the property. EC generally highlights the mortgages, loans, or legal dues that the property has. It is a crucial document, more importantly for resale purchases.

*You can apply for an EC online through the Jamabandi portal or consult the local Tehsildar office.

Step 8. Occupancy and Completion Certificate – For newly built properties, ensure the builder provides:

• 1. Completion Certificate (CC): Confirms construction is as per approved plans.
• 2. Occupancy Certificate (OC): Issued by the local authority confirming the building is ready for occupation.

*Without an OC, your property could be illegal, affecting future resale or other operations.

Step 9. Mutation of Property – Once the property is registered, initiate the mutation process to update municipal records and ensure tax liabilities shift to your name.

*This can be done at the Municipal Corporation of Gurugram (MCG) or the HSVP office, depending on the jurisdiction.

Buying property in Gurugram is prudent investment, but due diligence is non-negotiable. Following the above steps ensures that you’re buying a legally approve property in Gurugram. With increasing cases of land scams and unauthorized constructions, legal clarity is your best insurance.