Property lawyers for Delhi and NCR, working online from Navi Mumbai

How we handle your Delhi property matter online

We work from one office, in Sanpada, Navi Mumbai, and we do not have a Delhi office. Consultations are by phone, WhatsApp or video call, Monday to Saturday, 9 AM to 6 PM. You email scans of the title documents, DDA papers, notices or the builder's agreement. We list what is missing and give you a written opinion.

From Navi Mumbai we draft and vet agreements to sell, sale deeds, leases and powers of attorney. We send legal notices, and we prepare and file RERA complaints online. Some steps still happen in Delhi. The parties, or their attorneys, must appear with witnesses before the sub-registrar who has jurisdiction over the property, so we prepare the deed and a checklist for a single visit.

If your matter needs a hearing before a Delhi court, Delhi RERA or the Debts Recovery Tribunal, we tell you at the first consultation how appearances will be handled and what that costs. Matters are led by Adv. Swanand Pandit (Advocate, High Court of Bombay), with Adv. Ashok Ingle on documents and follow-up.

Property matters we handle for Delhi clients

Delhi property carries its own history, and property lawyers in Delhi have to run every title check against it. These matters reach us most often.

DDA freehold conversion and L&DO leasehold

Many Delhi flats and plots were allotted on lease by the Delhi Development Authority. Many older New Delhi plots are leased by the Land and Development Office (L&DO) of the Ministry of Housing and Urban Affairs. Until conversion to freehold, the lessor's conditions apply and its records must show the seller. We check the allotment and possession letters, the lease or sub-lease deed, the conversion status and any dues.

GPA, agreement to sell and will chains

For years many Delhi properties changed hands through a general power of attorney, an agreement to sell and a will, with no registered sale deed. In Suraj Lamp & Industries v State of Haryana (2011), the Supreme Court held that these documents do not transfer ownership. The holder may have rights against the seller, but is not the owner. We trace each link and tell you whether the chain can be closed before you pay.

Lal Dora, khasra and agricultural land

Rural land is recorded in the khasra and khatauni of the Revenue Department. Agricultural land is governed by the Delhi Land Reforms Act, 1954, which limits how a bhumidhar's holding can be divided and used. Lal Dora land, the old village abadi, was kept outside the regular revenue record. Ownership there rests on old documents and possession, so the checks are different.

Unauthorised colonies

Under the National Capital Territory of Delhi (Recognition of Property Rights of Residents in Unauthorised Colonies) Act, 2019 and DDA's PM-UDAY scheme, residents of listed colonies can obtain a conveyance deed or authorisation slip and then register the property. Some colonies and categories of land are excluded. Check that the colony and the plot qualify before you rely on the scheme.

Builder floors

The deed should give you a defined share in the land, and say who owns the roof and the stilt parking. The building should match the plan sanctioned by the MCD, or the NDMC in its area. Ask for the sanctioned plan and the completion certificate before you sign.

Filing a Delhi RERA complaint

The authority depends on where the project stands. Delhi RERA hears Delhi projects. A Gurugram project goes to the Haryana Real Estate Regulatory Authority at Gurugram, and Noida, Greater Noida or Ghaziabad projects go to UP RERA. For a delayed flat, Section 18 of the Real Estate (Regulation and Development) Act, 2016 lets you withdraw and claim a refund with interest, or stay and claim interest for every month of delay. Our page on RERA complaints and builder disputes covers the route in detail.

Disputes over title, possession and tenancy

A property dispute lawyer in Delhi usually starts with two questions: who holds the stronger paper, and how much time is left to act. We read the documents, send the legal notice and draft the pleadings for partition, injunction, possession or specific performance. If someone has taken your property without your consent, see our guide on recovering illegally occupied property.

NRI owners buying or selling in Delhi

An NRI can sell or buy Delhi property through a specific power of attorney signed abroad, without travelling. The buyer of an NRI's property must deduct tax at source under the Income-tax Act, 2025 (the old Section 195 rule). Our NRI real estate page explains the FEMA side.

Which court or authority hears a Delhi property dispute?

It depends on what the dispute is about. Title and possession suits go to the civil courts, a delayed flat to RERA or a consumer commission, bank action to the Debts Recovery Tribunal, and fraud to the police.

Many disputes need two forums at once, such as a civil suit to protect possession and a police complaint about a forged deed. Choosing the order matters, because a weak police complaint can be used against you in the suit.

Step by step: buying a Delhi property with a legal check

1. Send us the seller's papers. The chain of deeds, the DDA or L&DO file, the mutation, tax receipts and, for a builder floor, the sanctioned plan.
2. We check the title and the records. We read the chain back usually thirty years or to the original allotment, and search for encumbrances, court cases and authority dues.
3. You get a written title opinion. It says what is clear, what is missing and what the seller must fix before you pay.
4. Sign the agreement to sell. The payment schedule is tied to those fixes, so the larger sums move only once the gaps are closed.
5. Pay stamp duty and finalise the sale deed. Duty is worked out on the higher of the circle rate and the price.
6. Register at the sub-registrar. Both parties, or their attorneys, appear with witnesses. The deed must be presented within four months of signing (Section 23 of the Registration Act, 1908).
7. Apply for mutation. Update the MCD property tax record, or the DDA or L&DO record for leasehold property, and keep the originals safe.

Our guide to property title search in Delhi explains the records side of step two in more detail.

Documents to ask a Delhi seller for

Any property advocate in Delhi will ask for the same file. Get it before you pay a token amount, not after.

• The registered sale deed or conveyance deed, and every earlier deed in the chain
• DDA or L&DO allotment, possession and conversion papers, if the land was leased
• Mutation in the MCD or authority record, and property tax receipts
• Sanctioned building plan and completion certificate for a builder floor
• A dues and no-objection letter from the society or RWA
• The bank's loan closure letter if the property was ever mortgaged
• Khasra and khatauni extracts for land
• Identity proof and PAN of every seller, and death certificates and legal heir papers if any owner has died

What do property lawyers in Delhi charge, and what else will you pay?

Fees depend on the kind of work, and the government's charges are usually the larger cost in a purchase. Delhi charges stamp duty at 6% for a male buyer, 4% for a female buyer and 5% where a man and a woman buy jointly. Duty is charged on the higher of the circle rate and the price, plus a registration fee of 1% and a small fixed fee. Rates change by notification, so we confirm them when we prepare the deed.

A circle rate is the minimum value the Delhi Government notifies for property in each category of colony, from A to H. Under Section 54 of the Transfer of Property Act, 1882, a sale of immovable property worth Rs 100 or more needs a registered deed. An agreement to sell does not make the buyer the owner, however much has been paid under it.

Time limits that decide many Delhi matters

What decides our fee

Drafting has fixed published fees: a sale deed for a property is from Rs 18,000. A title opinion depends on how long the chain is and how many records need searching. A dispute depends on the forum, the stage and how hearings in Delhi will be covered. A real estate lawyer in Delhi or anywhere else should quote after reading the papers, and so do we.

Mistakes to avoid with Delhi property

• Paying a large advance against a GPA chain. Make the seller close the chain first, or hold the money until it is closed.
• Agreeing to an under-valued deed. Duty is charged on the circle rate anyway, and an under-stated price creates tax questions for both sides.
• Buying a builder floor without the sanctioned plan. A floor built beyond the plan can be sealed or demolished by the MCD.
• Taking a Gurugram or Noida complaint to Delhi RERA. It will be returned for want of jurisdiction, and time is lost.
• Negotiating with an encroacher past six months. The quick Section 6 suit is then gone, and a full title suit takes far longer.
• Leaving a foreign-signed power of attorney unstamped. After three months in India it attracts a penalty before it can be used.
• Skipping mutation. Tax bills and notices keep going to the old owner, and a later sale is delayed.

Gurugram, Noida and other cities

Many clients searching for a property lawyer in Delhi are buying across the state border, where another state's law changes the checks. Gurugram and Faridabad are in Haryana: land is recorded in the jamabandi and mutation entries, and a licensed colony needs the developer's licence from the Town and Country Planning Department checked. Noida, Greater Noida and Ghaziabad are in Uttar Pradesh. Most Noida and Greater Noida property is leased by the development authority, so a resale needs the authority's transfer record.

For other cities, see our property lawyer services across India, or the Mumbai property lawyer page if your property is in Mumbai or Navi Mumbai.