You need about 20 documents to buy a flat in Hyderabad, and they come in 5 stages. Before you pay, check the title deed, a 13–30 year encumbrance certificate (EC), the building permit and the TG RERA certificate. At booking, get an allotment letter and cost sheet. At handover, insist on the occupancy certificate (OC) and a registered sale deed. The table below lists every paper.
The 20-document checklist at a glance
Print this table and tick each of the 20 lines. The “who issues it” column tells you which Hyderabad office to ask.
| Stage | Document | Who issues it | What it proves |
|---|---|---|---|
| 1. Before booking | Title deed + link documents | Landowner / developer | Who owns the land |
| 1 | Encumbrance certificate (13–30 years) | Sub-Registrar, Telangana | No loans or claims on the land |
| 1 | Development or JV agreement | Owner + developer | The developer’s right to build |
| 1 | Building permit + approved plans | HMDA or the local body | The towers are sanctioned |
| 1 | TG RERA certificate | Telangana RERA | The project is registered |
| 1 | Fire NOC | Telangana Fire Services | Fire design is approved |
| 1 | Height NOC | Airports Authority of India | The tower height is cleared |
| 1 | Environment clearance | State environment authority | Large-project impact is cleared |
| 2. Booking | Cost sheet | Developer | Every charge you will pay |
| 2 | Booking form + receipt | Developer | Your booking amount |
| 2 | Allotment letter | Developer | Your flat number and tower |
| 3. Agreement | Registered agreement for sale | Sub-Registrar | Price, dates and penalties |
| 3 | Payment schedule | Developer | When each stage payment falls due |
| 3 | Bank sanction + tripartite deal | Your lender | Your loan terms |
| 4. Handover | Occupancy certificate | HMDA or the local body | The building is fit to live in |
| 4 | Possession letter | Developer | The date you take over |
| 4 | Registered sale deed | Sub-Registrar | You own the flat |
| 5. After | Property tax mutation | Local body | Tax is in your name |
| 5 | Power and water transfer | TGSPDCL / HMWSSB | Utility bills are in your name |
| 5 | Association membership | Owners’ association | Your share in common areas |
Your own KYC takes 4 papers: PAN, Aadhaar, photos and address proof. NRIs add a passport and an overseas address proof. Keep 3 sets of self-attested copies ready for the builder, the bank and the Sub-Registrar.
Stage 1: land and title papers (check before you pay anything)
The title is the base of the other 19 papers. A Hyderabad tower built on a weak title can stall for years in court.
Title deed and link documents. Ask for the current sale deed of the land plus the chain behind it. Most Hyderabad lawyers trace 30 years back. Each link must hand the land from one owner to the next with no gap.
Encumbrance certificate. The EC lists every registered deal on the land: sales, mortgages and court orders. Ask for at least 13 years. Many lawyers want 30. You can apply on the Telangana registration portal or at the Sub-Registrar office (as of September 2026). A bank mortgage on a Hyderabad project is common. It is fine if the lender gives a no-objection letter for your flat.
Read the EC line by line. Each entry shows a document number, a date, the two parties and the nature of the deal. Match each sale entry to a deed in the 30-year title chain. A 2019 mortgage with no matching release in a later year means the loan may still be open. Ask the builder for the release deed or the lender NOC before you sign.
Development agreement. Many Hyderabad towers rise on land that a landowner pools with a builder. The development or joint-venture (JV) agreement shows the split in flats or in sale money. It also lists which flats in each tower fall in the owner’s share. If you buy from the owner’s share, the owner signs your deed, not the builder.
A Hyderabad property lawyer charges a fee for this title search. On a ₹8–17 Cr home, that fee is a tiny share of the cost.
Stage 2: approvals for the building itself
Title tells you who owns the land. The approvals in Stage 2 tell you what may stand on it.
Building permit and plans. In the Kokapet–Narsingi belt, the permit comes from HMDA or the local body. Match the tower count and floor count on the plan to the brochure. For Sri Aditya Vantage, the brochure shows 9 towers of 38 floors and 329 homes. See the project overview for the full numbers.
TG RERA certificate. Any project over 500 sq m or 8 units must register with Telangana RERA. The RERA page also holds the approved plan, the land title and the completion date. Vantage’s TG RERA number is P02400005533. Our step-by-step Telangana RERA check walks through each tab of that page.
NOCs for tall towers. A 38-floor tower needs more sign-offs than a 5-floor block. Ask for these 3:
- Fire NOC from Telangana Fire Services, since high-rises need hydrants, sprinklers and alarms.
- Height NOC from the Airports Authority of India, since RGI Airport flight paths cover the city.
- Environment clearance, which large built-up areas in Telangana need.
Ask the Vantage sales team to show each NOC. You can also find many of them on the RERA page. The RERA section on our homepage links to the portal.
Stage 3: booking and the agreement for sale
Stage 3 is where money moves. So Stage 3 is where most buyers slip.
Cost sheet. Get a signed cost sheet before you pay ₹1. It should list the base price, car parks, club fee, corpus fund, GST and legal charges. Our Aditya Vantage price guide shows how each line adds up.
Booking receipt and allotment letter. The allotment letter names your tower, floor and flat number. Check the flat size against the brochure. At Vantage, the brochure lists 6,546, 8,223 and 13,054 sq ft saleable. See the floor plans.
The 10% rule. Section 13 of the RERA Act says a builder cannot take more than 10% of the cost before a registered agreement for sale. If someone asks for 20% “to hold the flat”, stop.
Agreement for sale. Read these 5 clauses first:
- Carpet area in sq m and sq ft, since RERA wants carpet area in the agreement.
- The possession date and the grace period, in months after the RERA date.
- The rate of interest the builder pays you for each month of delay.
- The specifications, which you should compare with the published specs.
- Cancellation terms and the number of days a refund takes under RERA.
Stage 4: the home loan papers
A bank runs its own legal check on the 8 Stage 1 papers. That helps you, but it does not replace your lawyer.
Most lenders keep an “approved projects” list. If a project is on it, the bank has vetted the title and permits once already. Ask your bank if Vantage is on its list. If not, the bank will want the full Stage 1 and Stage 2 set. That review can add 2 to 4 weeks to your sanction, so start early. Apply to 2 or 3 banks at once and compare the sanction letters side by side.
For an under-construction flat, you sign a tripartite agreement. It binds 3 parties: you, the builder and the bank. The bank then pays the builder in stages as each floor slab rises.
| Loan document | Why the bank wants it |
|---|---|
| Sanction letter | Loan amount, rate and term |
| Tripartite agreement | Links bank payments to the builder |
| Own contribution receipts | Proof you paid your 25% share |
| Income proof (salary slips / ITR) | Your repayment capacity |
| Bank statements (6 months) | Your cash flow |
The RBI caps loans at 75% of cost for homes above ₹75 lakh. So on an ₹8.76 Cr home you fund at least ₹2.19 Cr yourself. Stamp duty and registration come on top of that 25%.
Stage 5: handover and registration
Stage 5 turns you from an allottee into an owner. It has 4 papers.
Occupancy certificate. The OC confirms the building matches the plan and is fit to live in. Do not take possession or register the sale deed without it. For Vantage, the RERA completion date is reported as August 2028. The OC can come only after that work ends.
Sale deed. You sign the sale deed at the Sub-Registrar office. In Telangana you pay 7.5% on the higher of the price or the market value. That is 5.5% stamp duty, 1.5% transfer duty and 0.5% registration (G.O.Ms.No.59, July 2021).
Possession letter. It fixes the date your maintenance and warranty start. Section 14(3) of the RERA Act makes the builder fix structural defects reported within 5 years of possession.
After the keys. Move the property tax, power meter and water connection into your name within the first 90 days. Join the owners’ association, which will run the 1,00,000 sq ft Vantage clubhouse. Keep a copy of the sale deed at home, since the bank keeps the original until your loan closes.
Five red flags in the paperwork
Walk away, or call a lawyer, if you see any of these 5 signs:
- No RERA number on the brochure or ads, since every ad for a registered project must show it.
- Gaps in the title chain, such as a missing deed between 1998 and 2005.
- An EC with an open mortgage and no lender NOC for your flat.
- A sale deed offered before the OC, which skips the check that the building is safe.
- Cash requests, or payments to a personal account instead of the project’s RERA bank account.
We are a channel partner, not the developer. We can arrange the RERA page, permits and the draft agreement for your lawyer to review. Sri Aditya Homes shares its own documents through the sales team on request.
Ask for the Vantage document pack and cost sheet
Frequently asked questions
Check the title deed and link papers, a 13–30 year encumbrance certificate, the building permit, the TG RERA certificate and the agreement for sale. At handover, ask for the occupancy certificate and a registered sale deed.
Lawyers ask for at least 13 years, and many ask for 30. You can apply for the EC on the Telangana registration portal or at the Sub-Registrar office.
Section 13 of the RERA Act caps it at 10% of the cost. Pay more only after you sign and register the agreement for sale.
The developer site lists TG RERA number P02400005533. Check it yourself on the Telangana RERA portal before you pay a booking amount.
Not at booking, since the building is not ready. But ask for the OC before you take possession and before the sale deed. Without it, the flat has no clear right to be lived in.