📖 How To Buy Property In Raipur

Visit property in person. Meet seller. Discuss expectations.

• 📍 Physically visit the plot/house — don't trust photos alone
• 📐 Measure dimensions roughly using a tape; cross-check with seller's claim
• 👤 Get seller's full name, contact, Aadhaar number (last 4 digits at least)
• 📊 Check guideline rate for this locality
• 💰 Discuss tentative price, payment terms, timeline

Ask seller for ALL these documents. Verify each at source.

• Title Deed (Sale Deed showing seller acquired property) — original + photocopy
• Khasra + Khatauni (B-1) — latest digital copy from bhuiyan.cg.nic.in
• 13-year Encumbrance Certificate (EC) from Sub-Registrar — confirms no mortgage/lien (₹250-500 fee)
• NA Conversion Order (if buying for construction) — issued by Tehsildar
• Property Tax receipts — past 3 years, paid up to date
• Electricity/water bill — confirms occupancy
• Approved building plan (if there's a structure)
• Society NOC (if approved layout)
• Seller's Aadhaar + PAN photocopies

Hire a property lawyer registered in Raipur. They will verify legality + draft documents.

• ✅ Title verification (lawyer reviews 30-year chain of ownership)
• ✅ Encumbrance verification
• ✅ Drafts Agreement to Sell (or Memorandum of Understanding)
• ✅ Drafts final Sale Deed
• ✅ Accompanies you to Sub-Registrar for registration

Sign Agreement to Sell with seller. Pay token money to lock the deal.

• 📝 Agreement specifies: price, payment schedule, final registration date, penalties for default
• 💰 Token amount: typically 5-10% of total (e.g., ₹2-5L on ₹50L property)
• 💳 Pay via cheque/NEFT only — NEVER cash (records needed for IT)
• 🖋 Both parties sign on stamp paper (₹100-500)
• 📋 Get 2 witnesses to sign

Self-funding or home loan. Banks lend up to 80% of guideline rate.

• 🏦 Home loan: SBI, HDFC, ICICI, Axis, LIC HF — compare rates (typically 8.5-9.5%)
• 📋 Documents: ITR (3 years), salary slips (6 months), bank statements (6 months)
• ⏳ Approval: 7-15 days for pre-approved customers; 20-30 days for new
• 🧮 Use our EMI calculator to plan EMI

If property value exceeds ₹50 Lakh, BUYER must deduct 1% TDS before final payment.

• 📋 File Form 26QB online at tin-nsdl.com
• 💰 Pay 1% of total consideration as TDS
• 📄 Issue Form 16B to seller (TDS certificate)
• ⏳ Deadline: 30 days from end of month of payment

Pay stamp duty + Local Body Cess + Upkar before registration. Buy non-judicial e-stamp paper.

• 💰 Use our calculator for exact amount (₹X = price × ~5.2% female / ~6.2% male)
• 📜 e-Stamp purchase: shcilestamp.com (online) or at SR office
• 📋 Stamp paper of minimum required value (e.g., ₹1,18,500 stamp on ₹22.78L deed)

Both parties go to Sub-Registrar office with witnesses, IDs, and money.

• 📍 Go to applicable Sub-Registrar Office (SR-1, SR-2, or SR-3 Raipur based on ward)
• 📋 Documents: e-Stamp + Sale Deed (4 copies) + Aadhaar/PAN of buyer & seller + 2 witnesses with IDs + photos
• 💰 Pay registration fee (4% of value) + service charge
• 👆 Biometric capture (fingerprints) of both parties
• 📷 Photos of both parties + 2 witnesses
• 💳 Pay remaining balance to seller via cheque/RTGS
• 📜 Receive registered sale deed (with stamp + signature) - both original + digital

Apply for mutation — transfer ownership in revenue + municipal records.

• 📋 Apply at Tehsildar office with: registered sale deed, ID proof, application form
• 🏛 Revenue Mutation (at Tehsildar) — updates Khasra/Khatauni
• 🏛 Municipal Mutation (at Nagar Nigam) — updates property tax records to your name
• ⏳ Processing: 30-60 days typically
• 📄 Receive new Khatauni with your name + new property tax records

Annual obligations after purchase complete.

• 🏛 Pay property tax annually (~0.5-2% of guideline value, pay by Dec for rebate)
• 📋 Disclose in ITR (Schedule HP - House Property) if rental income
• 🛡 Get property insurance (₹500-2000/year for ₹50L coverage)
• 📞 Update address in Aadhaar, PAN, bank, voter ID
• 🔌 Get electricity/water connection in your name
• 📜 Apply for property card / PR card from Nagar Nigam