Overview
Buying Indian property from abroad is where NRIs lose the most money: forged title chains, one property sold to multiple buyers, undisclosed mortgages, and agricultural land NRIs cannot legally hold under FEMA. Every one of these is detectable before payment — a 30-year title search, encumbrance certificate, litigation check, RERA verification of the project, and FEMA compliance review. We complete the entire due-diligence remotely, then handle the agreement, payment safeguards, and registration through your POA.
Key Provisions — Transfer of Property Act + Registration Act + FEMA, 1882 / 1908 / 1999
- FEMA: NRIs can freely buy residential and commercial property, but not agricultural land, plantations, or farmhouses.
- A 30-year title search plus Encumbrance Certificate reveals prior sales, mortgages, and attachments on the property.
- RERA registration check confirms the project is lawful and reveals the builder's delivery record and pending complaints.
- Payment routed through proper banking channels (NRE/NRO) with a registered Agreement to Sell protects both the money and repatriation rights.
What You Can Get
How We Handle It
Title Search
30-year chain of title, encumbrance certificate, and litigation search on the property.
Project & Seller Check
RERA status, approvals, seller identity and authority verified.
Agreement & Safeguards
Agreement to Sell with staged, protected payments; FEMA-compliant funding route.
Registration via POA
Sale deed executed and registered through your attorney; mutation completed.
Frequently Asked Questions
Can I buy agricultural land in India as an NRI?
No — FEMA bars NRI purchase of agricultural land, plantations and farmhouses (inheritance is allowed). Sellers who say otherwise are your first red flag.
The builder wants the full amount before registration — normal?
A serious red flag. Payments should track the registered agreement's milestones, and the final tranche should coincide with registration.
Legal Connect connects you with independent advocates across India; we are not a law firm and this page is general information, not legal advice. We work with NRI clients worldwide — call +91 22 6555 3444 or WhatsApp us in your timezone.