Documents Required to Buy Property in Lucknow: Full Checklist (2026)

The documents required to buy property in Lucknow depend on what you are buying. For a new flat, the core set is the UP RERA registration, the sanctioned plans, the allotment letter, a registered agreement for sale and, at possession, the completion or occupancy certificate and the sale deed. For a resale home you need the full chain of title, a non-encumbrance certificate from IGRS UP, the seller's mutation record and proof that dues are clear. Every buyer also needs PAN, Aadhaar and photographs for registration.

Below are separate checklists for a new flat, a resale flat or house, and a plot, followed by the buyer's own KYC. Each item says what it proves and where to get it.

Documents for a new flat from a developer

The RERA Act, 2016 puts most of these on the developer. Section 11(3) of the Act says the promoter must make the sanctioned plans, layout plans and specifications available at the time of booking, along with the stage-wise schedule for completion, including water, sanitation and electricity. Section 19(1) gives you the right to ask for them.

What to check in each

• RERA registration. Match the project, promoter and phase. Our guide on how to check UP RERA registration shows how, with a worked example.
• Allotment letter and agreement. The price should be based on carpet area, as the UP RERA agreement rules require. Check that the carpet area matches across the allotment letter, agreement and brochure; our guide on carpet area vs super built-up area explains why that number matters.
• The 10% line. Section 13(1) bars a promoter from taking more than 10% of the cost without first signing and registering an agreement for sale. If you are asked for more, the agreement should already be registered.
• Bank account. Receipts should show payments into the project's collection account that appears on the UP RERA portal.
• Completion or occupancy certificate. Section 11(4)(b) makes the developer responsible for obtaining these from the competent authority and making them available to you or the residents' association. Do not accept possession of a flat without seeing one.
• Conveyance. Section 17 requires the promoter to execute a registered conveyance deed in your favour. Where no local law sets a deadline, the Act says it must be done within three months of the occupancy certificate.

Take the example of a 2 BHK at Eldeco Skywalk on IIM Road, quoted at ₹69.11 lakh for 858 sq ft of carpet area with possession listed for October 2029. You would collect the RERA registration (UPRERAPRJ859279/04/2025), the plans and allotment letter at booking, the registered agreement before paying more than ₹6.91 lakh, and the occupancy certificate and sale deed around possession.

Documents for a resale flat or house

With a resale, there is no developer to hold responsible. The documents have to prove that the seller owns the property, that nobody else has a claim on it, and that nothing is owed on it.

Reading the chain of title

Ask for every deed back to the original allotment by the developer or the authority. Each deed should name the previous owner as seller. Gaps, such as an owner who died and whose heirs never recorded the transfer, must be closed before you buy, with the correct succession or release deeds registered.

The IGRS UP portal offers a property search by district, sub-registrar office, mohalla or village and plot or house number, and certified copies of registered deeds. Use it to confirm what the seller shows you rather than relying on photocopies.

Government-built flats

For LDA and UP Awas Vikas flats, such as the ready homes at LDA Shravan Apartment in Chandralok (3 BHK, 1,140 sq ft carpet area, ₹54.62 lakh), add the authority's allotment letter and the authority's own records showing the seller as the current owner. LDA's website has a property search and an online mutation service under Citizen Services. Check the terms of the original allotment for any conditions on resale.

Documents for a plot

Plots carry the most title risk, because land records sit with several offices. Check:

• Title deeds and the non-encumbrance certificate, exactly as for a resale home.
• The revenue record (khatauni) where the land is in the revenue records, showing the seller's name.
• Land use. Residential use in the master plan. LDA's website offers a "Know Your Land Use" check.
• Approved layout. For a plot in a colony or township, the layout plan approved by the competent authority, showing your plot number and dimensions.
• RERA registration for a plotted development above the Act's threshold of 500 square metres. JBBR Kanvas on Kanpur Road (UPRERAPRJ977409/07/2026) and Pardos Okas Sukoon in Sushant Golf City (UPRERAPRJ642597/02/2026) are registered plotted projects we list.

Note that NRIs and OCIs cannot buy agricultural land, plantation property or farm houses under RBI rules, so a plot recorded as agricultural is not an option for them. Our plots guide covers prices and localities.

Buyer KYC: what you need to register

At registration, the IGRS UP application asks for each party's identity documents and PAN to be uploaded, and the originals are checked at the sub-registrar's office along with photographs and thumb impressions. Have ready:

• PAN card. Under the Income-tax Rules, 2026, PAN must be quoted for a property purchase or sale above ₹20 lakh, up from ₹10 lakh, as reported by Business Today.
• If you have no PAN. The old Form 60 declaration has been replaced by Form 97 under the 2026 rules. According to the same report, Form 97 cannot be used for property deals above ₹45 lakh; above that, you must obtain a PAN.
• Aadhaar card or another original photo identity document, and proof of address.
• Passport-size photographs, if the office asks.
• Two witnesses with their original identity documents.
• For NRIs: passport, OCI card if applicable, and a power of attorney if someone will sign on your behalf. See our guide for NRIs buying property in Lucknow.

Tax paperwork at the time of purchase

If the value is ₹50 lakh or more and the seller is resident, you must deduct 1% TDS under section 393(1) of the Income-tax Act, 2025 and deposit it. Keep the challan and the TDS certificate with your property documents. If the seller is an NRI, TDS falls under section 393(2) and there is no ₹50 lakh threshold.

Documents for a home loan

If you are borrowing, the bank will ask for most of the property documents above plus your income papers. It will usually keep the original sale deed until the loan is repaid, so make certified copies for yourself first. Our home loan guide covers eligibility and the RBI loan-to-value limits.

Common gaps we find in documents

• An agreement for sale that was never registered on a new flat, though more than 10% has been paid.
• No completion or occupancy certificate on a flat being offered as ready.
• A seller who was never mutated, so the authority or tax records still show an earlier owner.
• A missing link in the chain of title, often after an inheritance.
• A loan on the property that shows up on the non-encumbrance certificate but was not mentioned.
• Different carpet areas in the allotment letter, agreement and brochure.

For the registration itself, see our step-by-step property registration process in Lucknow, and for the costs, our stamp duty guide.

How we can help with your documents

Before a client commits, we collect the full document set, check it against the IGRS and RERA records and list any gaps in writing, so they can be fixed before money changes hands. If you are looking at a property now, send us what you have or read about our property advisory service.