The standard
A title opinion you cannot interrogate is worth very little. If a report concludes that title is clear, you should be able to see exactly which questions were asked to reach that conclusion, and which were not. So here are all 23 of ours, in full, each one naming the defect it exists to catch and what it costs you if nobody looks. No other title search in India publishes this.
Grading matters as much as finding. A report that flags everything equally is as useless as one that flags nothing, because the reader still has to work out which three items actually matter. The severity is what tells your lawyer where to spend their afternoon.
Title cannot be relied on until resolved
Ownership
A chain of title that does not run unbroken from the root of title to the present owner.
A gap anywhere in the chain leaves the seller unable to prove how the right reached them. Every later transfer inherits that doubt, however many registered deeds follow it.
Ownership
A transfer where the seller in one deed is not the buyer in the previous one.
A person who was never recorded as acquiring the property cannot lawfully convey it. Name-spelling variance across languages makes this easy to miss on a manual read and is a frequent source of a genuinely broken chain being passed as clean.
Ownership
A chain whose root document is missing, unverified, or does not establish what the later deeds claim.
The mother deed is where ownership originates. Without it the entire chain descends from an unproven starting point, and no amount of later registration cures that.
Changes the risk. Needs an answer before completion
A conveyance executed under a power of attorney, and whether that power was valid and subsisting at execution.
A GPA is an instrument of agency, not of transfer. Following Suraj Lamp (2011) a GPA sale conveys nothing, and a power revoked by the principal's death before execution voids the conveyance made under it.
Outstanding agreements to sell that were never completed or formally closed out.
A subsisting agreement gives its holder an enforceable right to seek conveyance, and where possession was delivered it can attract protection under Section 53A of the Transfer of Property Act.
Consideration that differs between the deed, the encumbrance record and the revenue entry for the same transaction.
The same sale should carry the same figure wherever it is recorded. A disagreement points to a mis-indexed entry, an under-declared instrument, or two different transactions being read as one.
The person recorded in the revenue record differing from the owner established by the registered deeds.
The revenue record is presumptive and the deed chain is proof, so the two disagreeing does not by itself defeat title - but it always demands explanation, and it is often the first visible sign of an unrecorded transfer or a pending mutation.
Raises a requisition to obtain or explain
Deeds that recite an earlier instrument which has never been produced or verified.
Instruments referred to in the chain that are absent from the document set.
Long unexplained periods between registered transactions.
Evidence that the same interest may have been conveyed to more than one buyer.
A portion of a larger holding conveyed without the instrument that created the sub-division.
Disagreement between the extent stated in the deeds, the revenue record, and the survey position.
A sub-division carried out without the sanction it required.
A conveyance by several sellers where not every seller's own right is established.
Joint holdings where the individual shares are undefined or do not reconcile.
A transfer executed without every person holding an interest joining in it.
Inheritance asserted in a deed without a document establishing the relationship.
A share conveyed out of joint family property with no registered partition behind it.
Transmission on death that is not supported by the succession documents it needs.
A release deed where the person taking the benefit is not an existing co-owner.
A release that does not cover every co-owner with a share to give up.
A seller whose own acquiring instrument is not identified in the chain.
Deedwise gathers the records from the portals that issue them, runs all 23 checks against the chain, and prepares an evidence-linked report for your lawyer to review and sign.