How long does due diligence take?

With cooperative sellers, most checks close inside a week: portal checks are same-day, title reading a few days with an advocate. Any project that cannot wait a week for your money is answering your real question.

What does due diligence cost?

Portal checks are free. An advocate's title opinion is a modest professional fee that varies by complexity. Our desk-level verification pass is free for genuine buyers.

Which single check matters most?

If forced to one: the 7/12 plus N.A. status pairing, because it catches the market's biggest trap, agricultural land dressed as plots. But the checklist works as a set; frauds survive single checks and die against seven.

Verification

The Dholera due diligence checklist

Wide arterial road with cycle lanes and underground utilities in Dholera Activation Area — 72 km of internal roads, utilities underground · Source: DSIRDA / DICDL (dholera.gujarat.gov.in)

The checklist: 1. GUJRERA registration verified live. 2. Thirty-year title chain. 3. Current 7/12 extract on AnyROR. 4. N.A. certificate or sanctioned TP final plot proof. 5. Sanctioned layout showing your exact plot. 6. Encumbrance certificate. 7. All-in price itemised in writing. Seven yeses, then money. Any no, and the no explains itself.

Due diligence sounds like something rich people buy from law firms. In Gujarat land practice it is seven documents, most of them checkable online, all of them checkable within a week. Here is each one, with what it proves and how it fails.

1. GUJRERA registration

Proves: the project legally exists, its promoter is on record, its layout is filed, its registration is current. How it fails: numbers that do not search, expired registrations, promoter names that do not match the brochure, or the classic: "RERA applied". Applied is not registered. Worked examples here.

The filter stack, in one view

2. Title chain, 30 years

Proves: the seller owns what they are selling, via an unbroken chain of registered deeds back through the mother deed. How it fails: gaps in the chain, unreleased mortgages, heirs who never signed, powers of attorney of doubtful vintage. A local advocate reads a chain for a modest fee; it is the best legal money in the process.

3. The 7/12 extract (Satbara utara)

Proves: today's state of the record: owner, cultivator, encumbrances, survey number and area, live on AnyROR Gujarat. How it fails: the record shows a different owner than your seller, shows agricultural status where N.A. was claimed, or shows boja (encumbrance) entries nobody mentioned. Reading guide here.

4. N.A. status or TP final plot

Proves: the land can legally host construction. Either an N.A. conversion order for the parcel, or evidence it is a final plot inside a sanctioned TP scheme, which Gujarat treats as N.A. How it fails: "N.A. in process" (a promise, not a status), or reliance on a proposed TP scheme that is not sanctioned.

5. Sanctioned layout

Proves: your specific plot, at its stated size and position, exists in the approved plan, with the roads and open spaces the brochure shows. How it fails: brochure layouts that differ from filed layouts, plots carved from road or garden space, sizes that shrink on paper.

6. Encumbrance certificate

Proves: three decades of registered charges: loans, liens, prior agreements. How it fails: a developer's project loan sitting on your plot with no release mechanism in your agreement.

7. The all-in price in writing

Proves: the number you compare and budget is the number you will pay. How it fails: quietly, at allotment letter stage, when PLC and development charges appear. The hidden charges guide arms you.

Using this list: screenshot it, send it to any seller, and watch the response. Professionals reply with documents. The other kind reply with urgency. Both replies are information. Or simply hand us the brochure and get the whole pass done for you, in writing, free at desk level.