Diploma In Investigation Of Title And Due Diligence – Module II : Title Investigation Techniques And Avenues

Module II focuses on practical techniques used to investigate property titles, analyse land documents, and understand compliance formats such as those required under RERA. This module equips learners with essential skills to examine land records, detect discrepancies, and prepare accurate title reports for safe real estate transactions.

Module II : Title Investigation Techniques and Avenues

Title Investigation Methods and Report Formats
Title investigation involves verifying the chain of ownership, checking encumbrances, validating documents, and ensuring that the property has a clear and marketable title. Methods include examining revenue records, registered documents, mutation entries, court records, and municipal approvals. Learners also study various report formats such as independent title search reports, legal scrutiny reports, and long-format due diligence reports. These formats help in identifying risks, missing links in title, pending litigations, and procedural compliance.

RERA Format for Title Investigation
Under RERA, promoters must submit a standardised title certificate issued by a practicing advocate. This module explains the structure of the RERA title format, mandatory declarations, verification of the 30-year chain of title, and confirmation of encumbrance-free ownership. Students understand how advocates conduct document scrutiny and issue certificates under Forms 1 and 2 as per state-specific RERA rules.

How to Read 7/12 Extract and Identify Reservations
The 7/12 extract is a crucial land record for rural and semi-urban properties. This section teaches learners to interpret ownership entries, cultivation details, mutation numbers, remarks, and categories such as 'government land', 'forest land', or 'gairan'. It also explains how to identify reservations such as road widening, public utility reservation, grazing land, acquisition proposals, or environmental restrictions. Understanding these entries is vital for avoiding properties that have development limitations.

Understanding Title: 7/12 Extract, 6/12, Property Card, Revenue Survey
A clear title requires examination of multiple documents. Students learn how the 7/12 extract reflects rural land records, the 6/12 extract shows cultivation details, and the property card represents urban land ownership. Revenue survey maps, ferfar records, and mutation entries help confirm boundaries, changes in ownership, and government interventions. This knowledge ensures accurate mapping of ownership history and assists in verifying whether the land is free from disputes.

Due Diligence
Due diligence is a systematic process of verifying legal, financial, and technical aspects of land. This section explains statutory approvals, litigation checks, revenue compliance, encumbrance searches, and physical site inspection. Learners understand how to identify legal risks early, ensuring secure investment and preventing future disputes.

Mortgage
Mortgage is a common form of property financing and security. The module explains types of mortgages, registration requirements, bank hypothecation, and how mortgage entries appear in land records such as the 7/12 extract or property card. It also highlights the importance of checking for active or undisclosed mortgages, as they directly impact ownership transfer and development rights.

Module II equips learners with the essential skills needed to conduct complete title investigations. From RERA formats to land record interpretation and due diligence methods, students gain practical knowledge necessary to verify ownership, assess risks, and ensure legally compliant real estate transactions.