Trusted Property Lawyer in India Protecting What You’ve Built
Property matters go wrong fast a missed encumbrance, a disputed title, a builder who won’t give possession. When that happens, you need a property lawyer in India who knows exactly what to do. VIVS Legal has been that firm for clients across Mumbai and Delhi since 2010.
Adv. Swanand Pandit – BLS, LL.B, LL.M, PGDBM, JAIIB
Lead Advocate, Family & Matrimonial Law · Head of VIVS Legal · 15+ years practising before Mumbai family courts
Who We Are
Your Dedicated Property Lawyer in India
Most people only look for a property lawyer in India after something has already gone wrong a builder who stopped construction, a family member contesting a will, a landlord refusing to return the deposit. We have seen all of it. And we have resolved it for clients across Mumbai and Delhi for over 15 years.
At VIVS Legal, real estate law is not a side service. It is a core practice. Our lawyers handle the full spectrum from routine title search and verification before you buy, to hard-fought property dispute litigation when negotiations have broken down. We also cover RERA complaints, SARFAESI matters, housing society redevelopment, and inheritance-related property transfers.
What makes us different from most property lawyers is our roots in BFSI and debt resolution law. That means when a property matter overlaps with a bank loan, a mortgage, or a SARFAESI notice we handle it in-house, not as a referral to someone else.
We serve clients in Mumbai and Delhi the two most complex and high-value real estate markets in India. Our head office is in Navi Mumbai. Delhi matters are handled through vetted associate advocates coordinated from our headquarters.
Why Clients Choose VIVS Legal
- Property law is our core practice not a side service
- 15+ years of real estate legal experience
- Transparent, upfront fee structure no surprises
- Full coverage: transactions, disputes & compliance
- Active in Mumbai & Delhi courts and RERA tribunals
- Deep BFSI expertise for mortgage & SARFAESI matters
- Tech-driven document management & case updates
- Support in English, Hindi & Marathi
Property Legal Services in India
From the first document review before you buy, to representing you in court years into a dispute our legal services cover every real estate situation a client in India is likely to face.
Title Search & Verification
Before you sign anything, we confirm the seller actually owns the property. Our title search service covers CTS numbers, 7/12 extracts, property cards, encumbrance certificates, and full sale deed chain analysis. One missed encumbrance can cost you everything — we make sure that does not happen.
Property Due Diligence
Buying a flat, plot, or commercial space is not just about the price. Our due diligence uncovers hidden encumbrances, pending litigation, planning violations, and RERA compliance gaps before you commit. See also: Asset Verification Services.
Property Dispute Resolution
Partition suits, possession disputes, co-ownership conflicts, boundary disagreements, fraudulent transfer claims we handle the full range of property litigation before civil courts and high courts in Mumbai and Delhi. Direct, strategic, and results-focused.
RERA Complaints & Compliance
Builder delays, specification changes, possession refusals all grounds for a RERA complaint. We file and argue cases before MahaRERA (Mumbai) and Delhi RERA. We also advise developers on RERA registration and ongoing compliance requirements under the Real Estate (Regulation and Development) Act 2016.
Sale Deed & Agreement Drafting
A poorly drafted sale deed or agreement to sell can create problems that surface years later. We draft, review, and negotiate all property documents sale deeds, agreements to sell, development agreements, collaboration agreements, and POA documents so your interests are protected from the start.
Property Registration Advisory
We handle the entire registration process stamp duty calculation, document preparation, sub-registrar appointments, and post-registration compliance in Mumbai and Delhi. Read our guide: How Property Registration Works in India.
Lease, Rental & Leave & Licence
We draft and enforce commercial and residential lease agreements and Leave & Licence agreements. When a landlord-tenant dispute arises whether over possession, deposit, rent escalation, or eviction we handle the legal side quickly and effectively.
SARFAESI & DRT Property Matters
Our deep roots in BFSI and debt resolution law mean we are uniquely equipped to handle SARFAESI possession proceedings, DRT appeals, and secured asset enforcement for both lenders and borrowers. Most property lawyers cannot offer this we can.
Succession & Inherited Property
Inheriting property in India often involves more legal work than people expect succession certificates, probate, mutation of records, family settlement deeds, and partition arrangements. We handle all of it, including multi-state inheritance matters.
Redevelopment & Society Disputes
In Mumbai especially, housing society redevelopment is one of the most legally contested areas in real estate. We represent both societies and individual members in negotiations with developers, and in disputes before the Registrar of Cooperative Societies and the Bombay High Court.
Commercial Real Estate Advisory
Office leases, retail space acquisitions, industrial land, development agreements we advise SMEs and large corporates on all commercial property transactions, with particular strength in corporate compliance and regulatory approvals.
Asset Verification for Lenders
Banks, NBFCs, and private lenders rely on us for pre-sanction asset verification title search, encumbrance verification, and due diligence on immovable property offered as collateral. Accurate, thorough, and fast.
Property Lawyers in Mumbai & Delhi
We are among the best property lawyers in India with active, dedicated presence in Mumbai and Delhi. Each city has its own property laws, court systems, and regulatory bodies and we know both well. Click a city to explore our local services.
Property Lawyer Mumbai
Bombay High Court · MahaRERA · Civil Courts · Navi Mumbai
Property Lawyer Delhi
Delhi High Court · Delhi RERA · DRT Delhi · NCR Courts
Our Mumbai property lawyers appear regularly before the Bombay City Civil Court, MahaRERA, DRT Mumbai, and the Bombay High Court. We know Maharashtra’s property laws CTS records, 7/12 extracts, MHADA, SRA, and housing society law inside out. Headquartered in Navi Mumbai, we serve clients across the full Mumbai Metropolitan Region
- Bombay High Court
- MahaRERA
- DRT Mumbai
- Navi Mumbai · Thane
Our Delhi associate property lawyers practise before Delhi district courts, the Delhi High Court, Delhi RERA, and DRT Delhi. We handle DDA leasehold matters, land record verification, unauthorised colony regularisation, and high-value commercial property transactions across Delhi and NCR including Gurugram and Noida.
- Delhi High Court
- Delhi RERA
- DRT Delhi
- Gurugram · Noida
What Makes VIVS Among the Best Property Lawyers in India
Property Law Is Our Core
We do not dabble in real estate between other matters. It is a primary practice. That focus shows in how we approach every title search, every RERA filing, every dispute.
BFSI-Backed Advantage
Our BFSI and debt resolution practice gives us a distinct edge mortgage structures, SARFAESI enforcement, and institutional lending are second nature to us. Most property lawyers cannot match this.
End-to-End No Loose Ends
Pre-purchase due diligence, registration, dispute, inheritance we handle the full property legal lifecycle. You do not need to find a new lawyer every time your situation changes.
15+ Years of Real Results
Founded in 2010, we have handled property matters in Mumbai and Delhi across every type of situation. A 95% success rate is not a claim it is a track record built case by case.
Honest, Upfront Pricing
We tell you what the matter will cost before we start. No retainer surprises. No escalating bills midway through your case. What we quote, we stick to.
You Are Always in the Loop
Court dates, document status, next steps we keep you updated through every phase. You should never have to chase your lawyer for a case update.
Our Property Legal Process
We follow a structured process no vague timelines, no unnecessary back-and-forth. From first consultation to legal closure, here is exactly what working with us looks like.
Free Consultation
Tell us about your property matter. We assess the situation transaction, dispute, or compliance issue and give you a clear picture of your legal options.
Document Review
We review every relevant document title deeds, sale agreements, encumbrance certificates, revenue records and flag every risk we find.
Legal Opinion & Plan
You get a written legal opinion risks identified, remedies available, timelines realistic, and next steps clearly laid out. No ambiguity.
Execution
We draft documents, file petitions, appear in courts, argue before RERA authorities, and negotiate settlements taking full ownership of every step.
Closure
Property registration, mutation, post-order enforcement we see the matter through to full legal closure. Not just a decree. Complete resolution.
What Our Property Clients Say
“Adv. Swanand Pandit helped me vet the sale deed and title documents for a property in Navi Mumbai. His real estate knowledge is very strong he caught an encumbrance that would have cost me lakhs.”
“VIVS Legal helped us with a complex redevelopment dispute in our housing society. Their understanding of Maharashtra housing laws and procedural knowledge was exceptional the case resolved in our favour.”
“They handled a property succession matter across two states obtaining documents from Pune and Karnataka courts with precision. Their network and procedural knowledge is genuinely impressive.”
Frequently Asked Questions
What does a property lawyer in India actually do?
A property lawyer in India handles everything on the legal side of real estate verifying title, drafting sale deeds, filing RERA complaints, representing clients in property disputes, advising on registration, and handling landlord-tenant litigation. At VIVS Legal, we also cover SARFAESI matters and asset verification for lenders making our real estate practice broader than most.
Why does title verification matter before buying property in India?
A clean title is what gives you legal ownership and the right to sell, mortgage, or transfer the property in the future. Without proper title search, you risk buying a property with an encumbrance, an ongoing court dispute, or a broken ownership chain. We have seen buyers lose significant sums because this step was skipped. It is non-negotiable.
What is RERA and what can I do if a builder violates it?
How long do property disputes typically take in India?
It genuinely depends on the forum and the nature of the dispute. RERA proceedings can conclude in 3–12 months. Mediated settlements can happen faster. Contested civil litigation in district or high courts can take 3–7 years. The right property lawyer in India will tell you honestly which route is fastest for your situation and work to reduce that timeline at every stage.
What documents do I need for property registration in India?
Core documents include: the sale deed, title chain documents going back at least 30 years, encumbrance certificate, property tax receipts, identity and address proof for both parties, PAN cards, and any applicable NOC from a housing society or authority. The specific list varies by state. Our lawyers guide you through the registration process in detail and handle the sub-registrar appointment on your behalf.
What should I do if a builder refuses to give possession despite full payment?
You have three main options: file a RERA complaint (fastest for registered projects), file a consumer forum complaint, or file a civil suit for specific performance. VIVS Legal assesses which route gives you the fastest, most cost-effective relief and then executes it. Do not wait. Delays after possession is due can affect the compensation you are entitled to claim.
Do you handle both Mumbai and Delhi property matters?
Explore Our Location-Specific Property Services
Each city has its own property laws, courts, and regulatory bodies. Click below to explore how we serve property clients in Mumbai and Delhi specifically.
Property Lawyer in Mumbai
MahaRERA complaints, Bombay High Court, CTS title verification, housing society redevelopment, MHADA & SRA matters, and property registration across the Mumbai Metropolitan Region.
Explore Mumbai Services →Property Lawyer in Delhi
Delhi RERA, DDA leasehold matters, Jamabandi land record verification, unauthorised colony regularisation, and commercial property transactions across Delhi NCR including Gurugram and Noida.
Explore Delhi Services →Protect Your Property Rights Today
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