Investing in property is one of the biggest financial decisions you’ll ever make. Especially in a growing market like Thane, buyers must exercise caution and conduct thorough legal due diligence before signing on the dotted line. Here’s a detailed legal checklist to help you safeguard your investment and ensure you’re purchasing a property with a clear title and no hidden risks.

1. Verify Title Documents and Ownership History

The most critical step in property purchase is checking the title. Ensure that the seller has a clear and marketable title. Ask for documents spanning at least 30 years (or a minimum of 12 years if older records are unavailable). Key documents include:

• Government grants or orders
• Sale deeds, gift deeds, or wills
• Partition or succession deeds
• Registered agreements and Power of Attorney documents, if applicable

Always confirm that documents are properly stamped and registered with the jurisdictional sub-registrar.

2. Check the Seller’s Identity and Legal Authority

It’s equally important to verify who you’re buying from. Confirm:

• Seller’s nationality and residence status
• Identity proofs like Aadhaar, PAN, or passport
• Ownership details in case of joint ownership
• Corporate documents if the seller is a company, trust, or partnership
• Court permissions if the seller is acting on behalf of a minor or person of unsound mind

This helps avoid complications later, especially in cases where ownership rights are not clear.

3. Confirm Land Use and Zoning

With Thane rapidly urbanizing, many plots are transitioning from agricultural to non-agricultural use. Check that:

• The property’s usage aligns with the Thane Master Plan
• Zoning regulations permit residential, commercial, or other intended uses
• Necessary permissions exist for any change in land use

This is crucial to avoid legal troubles if the land is not meant for your intended purpose.

4. Verify Construction and Building Approvals

For flats or buildings, scrutinize:

• Approved building layout and floor plans
• No-Objection Certificates (NOCs) from authorities like pollution boards, fire departments, or the environment ministry
• Permissions for utilities like water, sewage, and electricity

These approvals ensure the structure is legal and compliant with safety norms.

5. Obtain Occupancy Certificate

Never skip verifying the Occupancy Certificate (OC). An OC confirms that construction complies with sanctioned plans and building codes. Buying a property without an OC could expose you to fines, demolition risks, or challenges in securing utility connections.

6. Check Property Tax Payments

Unpaid property taxes can become your liability after purchase. Ask the seller for:

• Latest property tax receipts
• Utility bill payments (water, electricity, maintenance)

This ensures there are no pending dues that could affect your ownership rights.

7. Search for Encumbrances

A property might look perfect but still have legal or financial claims attached. Check for:

• Registered encumbrances at the sub-registrar’s office
• Mortgage or loan liabilities
• Legal disputes involving the property

Buyers in Maharashtra can check the Department of Stamps and Registration website for encumbrance details.

Also Read : Investment Duet: Orchestrating Choices Between 2 BHK and 3 BHK Residences

8. Conduct a Physical Survey

Always visit the property personally. For land, confirm the boundaries and check for:

• Encroachments
• Right of way or access issues
• Disputes over shared spaces

This avoids surprises after purchase.

9. RERA Registration Compliance

Under the Real Estate (Regulation and Development) Act (RERA), developers and brokers must be registered. Before booking a flat in Thane:

• Check the project’s RERA registration number
• Review complaints or litigation history on the RERA portal
• Confirm that your broker is RERA-registered

This adds a legal layer of safety and transparency.

10. Handle Existing Home Loans Carefully

If the property has an existing loan:

• Ask the seller to clear outstanding dues
• Get a “No Dues Certificate” from the bank
• Or explore transferring the loan into your name

Ensure you receive original documents only after confirming the property is free from encumbrances.

Avoid Cutting Corners

While banks conduct some legal checks before sanctioning home loans, do not rely solely on them. Skipping legal due diligence could leave you entangled in disputes, unclear ownership, or financial losses.

Remember:

• Don’t sign documents without understanding them
• Avoid cash payments (“black money”) to save tax
• Never buy disputed property, no matter how low the price
• Always check the Power of Attorney if dealing through a representative

Purchasing a property is exciting—but staying legally vigilant will ensure your investment in Thane is secure, profitable, and stress-free.

Buying a flat in Thane is an exciting milestone. With excellent infrastructure, proximity to Mumbai, and rapidly developing neighborhoods, Thane has become a prime real estate destination for both end-users and investors.

However, many first-time buyers are shocked to discover that the price advertised by developers isn’t the final amount they’ll pay. Beyond the base price of the flat, there are several hidden costs that can significantly impact your budget.

At Urvik Consulting, we believe in total transparency. Here’s a comprehensive guide to all the hidden costs you should factor in before purchasing a property in Thane.

1. Stamp Duty and Registration Charges

This is one of the biggest hidden costs buyers often overlook. When you buy a property in Thane (or anywhere in Maharashtra), you must pay:

• Stamp Duty – Currently around 6% of the agreement value in Thane.
• Registration Charges – Typically 1% of the agreement value.

For a flat costing ₹1 crore, that’s ₹6 lakh in stamp duty and ₹1 lakh for registration, adding up to ₹7 lakh over and above your purchase price.

2. GST on Under-Construction Properties

If you’re buying an under-construction flat in Thane, you’ll pay GST (Goods and Services Tax):

• 5% GST on residential property without input tax credit.

For a ₹1 crore under-construction flat, this adds another ₹5 lakh. However, note that GST is not applicable on ready-to-move-in flats.

3. Floor Rise Charges

Most Thane builders charge a premium for higher floors, called “floor rise charges.” For instance:

• ₹50–₹100 per sq. ft. extra for each floor above a certain level.

On a 1,000 sq. ft. flat, buying on the 10th floor instead of the 1st could cost ₹50,000–₹1 lakh extra, depending on the builder’s policy.

4. Development Charges and Infrastructure Fees

Builders in Thane often pass on government levies to buyers in the form of:

• Development Charges
• Infrastructure Fees
• Fire Safety Charges

These can total ₹100–₹300 per sq. ft., depending on the project. For a 1,000 sq. ft. flat, that’s ₹1–₹3 lakh more.

5. Clubhouse and Amenities Charges

Thane’s new projects boast modern amenities like swimming pools, gyms, landscaped gardens, and clubhouses. But these aren’t always included in the base price. Builders often charge:

• One-time clubhouse charges (₹50,000–₹2 lakh)
• Annual maintenance fees for amenities

Always check your agreement to avoid surprises.

6. Legal and Documentation Fees

When buying property in Thane, budget for:

• Lawyer’s fees (₹10,000–₹25,000) for agreement vetting
• Documentation charges for agreement preparation, power of attorney, etc.

Though small, these costs are essential for safe transactions.

7. Home Loan Processing Fees

Planning to finance your flat purchase through a bank? Banks charge:

• Processing fees of 0.25% to 1% of the loan amount.

On a ₹75 lakh loan, expect ₹18,750–₹75,000 as processing fees.

8. Society Formation and Share Money Charges

Once a building is complete, the builder usually charges each buyer for:

• Society formation costs
• Share certificate fees

This might range between ₹10,000–₹50,000 per flat in Thane.

9. Advance Maintenance Charges

Many builders collect 1–2 years’ advance maintenance at possession. This ensures funds for security, cleaning, lifts, lighting, and other society expenses. Depending on your project’s amenities, expect ₹50,000–₹2 lakh upfront.

10. Interior and Furnishing Costs

Finally, don’t forget your flat needs interiors! Unless you buy a fully furnished apartment:

• Kitchen trolleys, wardrobes, false ceiling, lights, fans, etc. can easily cost ₹5–₹10 lakh or more for a standard 2 BHK in Thane.

Why Transparency Matters

Thane’s real estate market is booming, but buying a home without knowing these hidden costs can stretch your budget and cause financial stress. At Urvik Consulting, we always provide clients with all-inclusive pricing, so there are no unpleasant surprises later.

Before you finalize your dream home in Thane, ask your builder or agent for a detailed cost sheet, including every hidden expense. It’s the smart way to plan your finances and enjoy your new home stress-free.

Also Read : A Comprehensive Guide to Home Loans in Thane and Mumbai

Final Words

Thane offers exceptional opportunities for homeowners and investors alike. However, being prepared for these hidden costs is the key to a smooth buying journey. If you’re considering purchasing a property in Thane, connect with Urvik Consulting. Our team will help you navigate the process transparently, ensuring you know exactly what you’re paying for.

Your dream home should be a source of joy—not unexpected bills. Let Urvik Consulting help you buy smart!

Buying a property is one of the biggest financial decisions you’ll ever make. Yet, until a few years ago, the Indian real estate market was plagued by delays, lack of transparency, and buyer grievances. The game-changer arrived in 2016 with the introduction of the Real Estate (Regulation and Development) Act, popularly known as RERA.

For home buyers in Thane — one of the fastest-growing real estate markets in the Mumbai Metropolitan Region — understanding RERA is crucial. Whether you’re investing in a 2 BHK or a luxury 3 BHK, RERA offers vital protections to ensure your hard-earned money is safe. At Urvik Consulting, we’re committed to helping our clients make informed property decisions. Here’s what every property buyer in Thane should know about RERA.

What is RERA?

The Real Estate (Regulation and Development) Act, 2016, was implemented to bring transparency, accountability, and efficiency to India’s real estate sector. Under RERA, every residential and commercial real estate project above a certain size must be registered with the respective state’s RERA authority.

For Thane buyers, MahaRERA (Maharashtra Real Estate Regulatory Authority) is the regulatory body overseeing projects across the state, including Thane.

Key Benefits of RERA for Thane Property Buyers

1. Transparency in Project Details

Before RERA, developers often advertised projects without proper approvals, leaving buyers vulnerable. Under MahaRERA, builders must disclose crucial details such as:

• Approved building plans
• Project timeline and completion date
• Land ownership and legal clearances
• Past track record of the developer

All this information is accessible to buyers on the MahaRERA website, helping you verify a project before investing.

2. Timely Possession of Your Flat

One of the biggest pain points for Thane buyers used to be project delays. With RERA in place:

• Developers must stick to the completion timeline they’ve declared in their registration.
• If they fail to deliver on time, buyers are entitled to compensation or a refund with interest.

This makes investing in Thane real estate safer than ever before.

3. Standardised Carpet Area Definition

Earlier, many buyers were confused by the difference between carpet area, built-up area, and super built-up area. RERA has cleared this ambiguity:

• Carpet Area is now legally defined as the net usable floor area of the flat, excluding common areas like lobbies and staircases.

When buying a property in Thane, always ensure the price you’re quoted is based on carpet area as per MahaRERA guidelines.

4. Protection Against False Promises

Developers can no longer lure buyers with false promises. RERA makes it illegal for builders to advertise amenities or facilities that aren’t part of approved plans. If a developer fails to deliver what was promised, buyers have the right to seek compensation through MahaRERA.

5. Advance Payments Capped

Earlier, buyers were sometimes asked to pay large sums upfront. Under RERA:

• A developer cannot demand more than 10% of the property cost as advance before signing a formal agreement for sale.

This protects buyers from sudden financial strain and ensures they only commit funds once there’s a legal agreement in place.

6. Grievance Redressal Mechanism

If you face any dispute with a developer, you can file a complaint directly with MahaRERA. The authority typically resolves cases swiftly, ensuring buyers aren’t left waiting for years for justice.

How to Check if a Thane Project is RERA Registered

Before you buy a flat in Thane:
✅ Visit the MahaRERA official website (https://maharera.mahaonline.gov.in)
✅ Search for the project name or developer name
✅ Check for valid registration details, approvals, and project status

Buying an apartment only in RERA-registered projects drastically reduces your risks.

Also Read : The RERA Revolution 2025: A New Era of Trust in Mumbai’s Real Estate

Why RERA Matters for Thane’s Rapid Growth

Thane has seen tremendous infrastructure development, from new metro lines to upgraded highways. Naturally, real estate demand is booming. However, with new projects mushrooming everywhere, it’s crucial to invest only in those compliant with RERA.

At Urvik Consulting, we ensure our clients are shown only RERA-registered projects, protecting them from legal troubles and future disputes.

Final Thoughts

Whether you’re buying a 2 BHK for your family or investing in a spacious 3 BHK, knowing your rights under RERA can save you from major financial headaches. Transparency, legal protection, and timely possession are no longer just aspirations—they’re your legal rights.

Thinking of buying property in Thane? Connect with Urvik Consulting today. We’ll help you navigate RERA and find the perfect home, safely and confidently.

1. Tune of Space: Balancing Comfort and Budget

At Urvik Consulting, we understand that choosing between a 2 BHK and a 3 BHK apartment often comes down to how much space your lifestyle demands. A 2 BHK, with its compact layout, is perfect for smaller families, couples, or individuals seeking a more budget-friendly option. It offers just enough space without stretching finances unnecessarily.

On the other hand, a 3 BHK provides the luxury of additional rooms, catering beautifully to larger families or those wanting extra space for a home office, guest room, or hobbies. In India, where family bonds are strong, many homebuyers value the ample living space that a 3 BHK offers. However, the 2 BHK holds its own charm, providing a cozy and practical haven for nuclear families and young professionals stepping into homeownership.

2. Rhythm of Affordability: Navigating Financial Harmony

Real estate investment always involves a careful dance with finances. At Urvik Consulting, we guide clients who wish to make prudent investments without compromising on essential needs. The 2 BHK remains a popular choice for first-time buyers or those looking to allocate funds across multiple investment avenues.

In contrast, a 3 BHK, while requiring a higher initial outlay, offers the promise of future-proofing your lifestyle as your family’s needs grow. Balancing immediate affordability with long-term vision is crucial, and our team at Urvik Consulting helps clients strike this delicate balance.

3. Harmony of Location: A Highlight in the Investment Symphony

Location is the defining note in the symphony of any real estate investment. Whether you’re considering a 2 BHK or a 3 BHK, different areas present unique advantages and amenities. At Urvik Consulting, we’ve observed that 2 BHK apartments often dominate urban landscapes where space comes at a premium, while 3 BHK homes frequently find their niche in suburban developments offering more generous layouts and greener surroundings.

Understanding your lifestyle, daily commute, and family needs is key to determining whether a 2 BHK or a 3 BHK suits you best—and we’re here to guide you every step of the way.

4. Tune of Flexibility: Adapting to Changing Needs

Life evolves, and so do housing requirements. A 3 BHK offers invaluable flexibility, giving homeowners space to accommodate new family members, set up a dedicated workspace, or create a guest suite. The extra room becomes a buffer that allows you to adapt to life’s changing rhythms seamlessly.

Meanwhile, the 2 BHK promotes a minimalist and efficient lifestyle, encouraging residents to prioritize essentials and maintain a simpler living environment. For many of our clients at Urvik Consulting, this simplicity is precisely what makes a 2 BHK appealing.

5. Antithesis of Resale Value: Future-Proofing Your Investment

From an investment standpoint, resale value plays a crucial role. A 3 BHK, owing to its larger size and broader market appeal, often holds its value strongly over time. It’s an excellent choice for buyers with a long-term perspective, whether for personal living or future resale.

However, a well-located, smartly designed 2 BHK can also be a profitable asset, especially in urban areas where smaller homes are in high demand. At Urvik Consulting, we emphasize that the choice between a 2 BHK and a 3 BHK should also align with whether you’re purchasing the property for self-use or as an investment.

At Urvik Consulting, we believe there’s no one-size-fits-all approach to choosing your ideal home. Your decision should reflect your lifestyle, financial plans, and vision for the future. Whether it’s a cozy 2 BHK or a spacious 3 BHK, our team is committed to helping you find the perfect property to call home—or your next smart investment.

Explore premium properties and expert guidance with Urvik Consulting today. Your dream home awaits.