Before you sign.

Search the project name on up-rera.in. Note the registration number, project status, builder name. If the project isn't there, walk away.

Any agent representing a builder must have a RERA Agent registration. Ours is UPRERAAGT000309/01/2026. If the agent can't produce one, you have no legal recourse against them.

Every RERA-registered project must file quarterly construction-progress reports. Stale filings (>2 quarters behind) signal trouble.

A clean chain of ownership from at least 30 years back. Any break or unregistered transfer = title defect. Pay ₹5,000–15,000 for a panel lawyer to certify this in writing — non-negotiable.

Pull the EC from the sub-registrar's office. It shows any mortgages, liens, or court attachments. Clean EC = no surprises at registry.

For YEIDA plots: the YEIDA allotment letter, possession letter, and lease deed should all carry the seller's name. For mismatches (e.g., inherited but not mutated), insist on cleanup before registry.

Builder must show approved layout from YEIDA / Greater Noida Authority / Noida Authority. Match the FAR (Floor Area Ratio) and setbacks against what's being constructed on site.

For move-in-ready apartments, Occupancy Certificate (OC) and Completion Certificate (CC) are mandatory. Possession without OC means you can't legally occupy and may face demolition orders. No OC, no registry.

Look for the bank, branch, and account number in the project's RERA registration document. Your token money receipt should reference this account.

Builder withdraws only against architect's + CA's certificate of construction-stage completion. If the builder demands lump-sum upfront beyond RERA-allowed installments, that's a red flag.

For first-time builders, demand a deeper guarantee or wait for project nearing OC. For Eldeco, Gaur, SKA — the three we represent — you can audit delivery history on their websites + RERA portal. Eldeco has delivered 270+ projects since 1985; Gaur has 70+; SKA has 18+.

Search the National Company Law Tribunal (NCLT) for any insolvency filings, and consumer-court databases for buyer complaints. One or two consumer cases are normal at scale; an insolvency filing is a hard stop.

Visit the actual plot / tower at the time of day you'd typically use it. NRIs — ask for a Vidastu video walk-through over WhatsApp. We do these in 30–60 minute slots with structured coverage (boundary, neighbours, access road, drainage, power, water, civic noise).

Pre-purchase Vastu inspection by our co-founder Shri Ravi Shankar Sharma. He'll flag structural issues even non-believers can use in price negotiation. Same-day written report.

Base price + PLC (preferential location) + EDC/IDC + floor-rise + parking + club + GST + stamp duty + registration + maintenance security. Add 18–22% to the headline price on apartments; 7–10% on plots (stamp duty + registration only).

If you sell before possession, what's the builder's transfer fee? (Typically 2–5% of sale value.) For YEIDA plots, transfer requires fresh authority NOC — budget 4–6 weeks + ₹25,000-50,000 fees. Plan exit liquidity at purchase, not at sale.