Knowing the documents to check before buying a flat is one of the simplest ways to protect yourself. This is especially true for an under-construction or pre-launch home, where you are buying something that does not yet exist.
This guide lists the main documents buyers in Maharashtra usually review, and what each one tells you. It is general information only. Rules and practices can change, and every project is different, so always have a qualified property lawyer review the documents for the specific home you are considering.
1. RERA registration certificate
Under the RERA Act 2016, most residential projects must be registered with the state authority before they can be advertised for sale, booked or sold. In Maharashtra, this is MahaRERA.
What to check:
- The project’s MahaRERA registration number.
- That the registration is listed on the MahaRERA website under the correct project name and developer.
- The proposed completion date stated in the registration.
The MahaRERA project page usually also shows details uploaded by the developer, such as approvals, plans and the progress of the project. As per Section 3 of the Act, no bookings, sale agreements or allotments can be made for a project that is pending registration.
2. Title documents
Title documents show who owns the land and whether the developer has the right to build and sell on it. Your lawyer will typically look at:
- The title certificate or title report for the land.
- The chain of ownership over past years.
- Any development agreement between the landowner and the developer.
- Searches for any mortgage, charge or claim on the land.
If a bank has a charge on the project, ask how it will be released for your home.
3. Approvals and permissions
Building projects in Mumbai need several approvals from the planning authority before and during construction. Common ones include:
- Approved building plans.
- The commencement certificate, which allows construction to begin.
- Environmental and other clearances, where they apply.
Check that the plans you are shown match the approved plans, and ask how many floors are currently approved.
4. Floor plan and carpet area
Under RERA, homes are sold on carpet area. The floor plan for your home should state the carpet area clearly. Check:
- The carpet area of the home itself.
- How balconies, terraces or other exclusive areas are shown.
- That the layout matches the approved plans.
Our guide to carpet area vs built-up area explains the terms.
5. The cost sheet
Ask for a full, itemised cost sheet before you decide. It should show:
- The price of the home.
- Taxes such as GST, where applicable.
- Stamp duty and registration charges.
- Any other charges, such as parking, maintenance deposits, society formation or legal charges.
Make sure you understand which items are part of the agreement value and which are paid separately.
6. Allotment letter
After registration, the developer may issue an allotment letter confirming the home you have chosen, its price and the payment made. Check that the details match what you discussed and the cost sheet.
7. Agreement for sale
The agreement for sale is the key legal document for an under-construction home. Under RERA, a developer cannot take more than ten per cent of the cost of the home as an advance or application fee without first entering into a written agreement for sale and registering it.
Points to review with your lawyer:
- The description of the home, including carpet area and floor.
- The total price and the payment schedule.
- The date of possession and what happens if it is delayed.
- Specifications, amenities and common areas.
- Defect liability after possession.
- Cancellation terms.
8. Payment schedule
Check how payments are linked to construction stages, and keep receipts for every payment. Payments should go to the bank account named in the agreement or on the RERA registration.
9. Home loan documents
If you are taking a loan, your bank will run its own checks on the project. A project already approved by your lender can make the process smoother, but it is not a substitute for your own legal review.
10. At possession
When the home is ready, check for the occupancy certificate (or completion certificate) before you take possession, and the formation of the housing society or association.
Applying this to Adani Bandra Reclamation
Adani Bandra Reclamation, by Adani Realty, is a pre-launch project at Bandra Bay in Bandra West. It is pending registration under RERA, and its RERA number has not been issued yet. Until registration is granted, no bookings, sale agreements or allotments can be made.
You can still prepare now: ask for the brochure, floor plans and price sheet, note your questions, and line up a property lawyer to review the registration and documents once they are available.
Related guides
- What “pending RERA registration” means
- Carpet area vs built-up area: what RERA says
- NRI checklist: buying a home in Mumbai from abroad
- Flat possession checklist: what to inspect and collect before you take the keys
Frequently asked questions
Which documents should I check before buying an under-construction flat?
The RERA registration, title documents, approvals such as the commencement certificate, the floor plan and carpet area, the cost sheet, the allotment letter and the agreement for sale.
How do I verify a project’s RERA registration in Maharashtra?
Search for the project or its registration number on the MahaRERA website and check that the developer and project details match.
How much can a developer take before the agreement for sale?
Under RERA, a developer cannot take more than ten per cent of the cost of the home without first entering into a registered written agreement for sale.
Do I need a lawyer to check the documents?
It is strongly recommended. A property lawyer can review title, approvals and the agreement for sale for the specific home.
Is Adani Bandra Reclamation RERA registered?
Not yet. It is pending registration under RERA, and no bookings, sale agreements or allotments can be made until registration is granted.
Get the brochure, floor plans and price details
For the Adani Bandra Reclamation brochure, floor plans and the current price position, message us on WhatsApp, call +91 80503 63647 or send an enquiry. Zero brokerage and a priority site visit are available on request.
RERA notice: Adani Bandra Reclamation is pending registration under RERA – as per Section 3 of the RERA Act 2016, no bookings, sale agreements or allotments shall be made until registration is granted, and the information here is for awareness only.
*Indicative, as per developer-authorised listings (September 2026), approximate, exclusive of statutory charges, and subject to change. Areas, layouts and pricing do not constitute an offer and will be confirmed on RERA registration. Images: artist’s impressions, indicative only.
This is a marketing page and is not the official Adani Realty website. The project is developed by Adani Realty; all trademarks and project names belong to their respective owners and are used here solely to identify the project represented.
