Diligence-grade verification, priced for an ordinary buyer.
We verify records and documents. We never hold your money, and we never claim a title is guaranteed — we tell you exactly what the public record says on the date we checked it.
Matched against the public land record
We pull the official state record for your survey / khasra number and compare owner name, area and classification with the papers you were shown.
AI red-flag scan of the deed & EC
Owner chain, area mismatches across pages, missing stamps or signatures, expired EC windows and undisclosed charges — surfaced in plain language.
Empanelled independent advocate
Need a bank-format written opinion? An empanelled independent advocate issues it. MyPropey coordinates; the opinion is the advocate's.
Watch until registration
Deals take months, encumbrances appear in weeks. We re-check the record every cycle and alert you the moment something changes.
Days, not weeks
Record verification is automated and runs continuously. Most reports land in 24–72 hours; advocate opinions in 3–5 working days.
No fund handling, ever
MyPropey never holds, escrows or routes your purchase money. We verify records and documents — that is all.
Record → Read → Review → Watch.
Four passes over the same property, each catching what the previous one cannot.
Record
Automated lookup against the state land-record portal (Bhulekh, Jamabandi, Bhoomi, Dharani, Mahabhulekh, AnyROR and more), with a timestamped evidence screenshot stored against your order.
Read
AI cross-reads your sale deed, mother deed and encumbrance certificate against that record and flags every inconsistency it can see.
Review
A human reviewer checks the flags before anything reaches you. Serious flags escalate to an empanelled independent advocate for a written opinion.
Watch
The survey number stays under watch until registration, so a fresh mortgage or mutation cannot slip in behind you.
Deliberately 10% under the market.
We benchmarked published Indian title-verification pricing and set our flagship below the lowest city rate we found. Prices below are base prices; Govt Taxes (18%) are added at checkout.
| Option | Typical price | MyPropey |
|---|---|---|
| Typical city title-opinion service | ₹6,499 – ₹8,499 | ₹5,799 |
| Marketplace due-diligence package | ₹6,000+ (quote on request) | ₹5,799 |
| Law-firm retainer diligence | ₹15,000 – ₹40,000 | ₹7,649 with advocate opinion |
| Doing it yourself | Free + your weekends | ₹1,999 record check |
Comparison based on publicly listed Indian title-opinion and due-diligence pricing at the time of writing. Competitor prices change; ours are shown in full on this page with no call-back required.
The cheapest moment to find a problem is before the advance.
A token advance is very hard to claw back
Most buyers discover a charge or an area mismatch after money has moved. A few thousand rupees before is cheaper than years of litigation after.
Encumbrances are recorded, not announced
Nobody calls you when a fresh mortgage is registered against the plot you are negotiating for.
Sellers rarely hand over the full EC window
The pages that are missing are usually the pages that matter.
Agents are paid on closing, not on truth
An independent verification pass has no stake in your deal going through.
Banks ask for it anyway
If you are taking a home loan, a bank-format title opinion is on the checklist. Getting it early avoids a sanction delay.
It is the same account you already use
Same MyPropey login, same secure checkout, same order history and support desk as every other service on the platform.
Four ways in, one account.
Every price is the base price. Govt Taxes (18%) are added at checkout.
Land Record Verification
The fast, cheap first move before you pay any token amount.
- Official state land-record lookup
- Owner name, area and classification match
- Timestamped evidence screenshot
- Plain-language result in 24–48 hours
Verified Title Check (flagship)
The full verification most buyers need — about 10% below what city title-opinion services quote.
- Everything in Land Record Verification
- AI red-flag scan of deed, mother deed and EC
- Ownership-chain reconstruction
- Encumbrance and charge screening
- Human-reviewed written report
- 30 days of Title Watch included
Bank-Format Advocate Title Opinion
When your lender wants a signed opinion on the letterhead of an advocate.
- Everything in Verified Title Check
- Bank-format written opinion by an empanelled independent advocate
- Follow-up query handling with the lender
- 3–5 working day turnaround
Title Watch (first month)
Keep the survey number under watch through a long negotiation.
- Monthly re-check of the public record
- Alert on any new charge or mutation
- Fresh evidence snapshot each cycle
- Cancel any time
Four property details. That's all we need.
State, district, village and the survey / khasra number are enough for our system to pull the official land record. Everything else is optional. Pick a package, fill the form, pay — the first record check starts within minutes.
Where is the property?
These four details are all we need to pull the official government land record.
Not sure what to type? Photograph the paper instead.
Snap your sale deed, khasra / 7-12 extract or tax receipt. We read it and fill these boxes for you. The photo is compressed and stored privately with your case.
When a portal asks for a captcha, a human steps in within minutes.
Some state land-record portals show a captcha or a one-time code. Our system does not attempt to defeat those checks. Instead it pauses that single lookup and alerts our verification desk on WhatsApp instantly, with a direct link to the exact page. A person completes the step by hand and the check continues automatically. If a portal is down or blocks the lookup entirely, your order is marked for manual review and we tell you — we never guess a result.
Verification, not a guarantee.
Verified Title Check reports what the public land record and your documents say on the date we checked them. It is not a title insurance policy, a valuation, or a guarantee of marketable title. Written legal opinions are issued by empanelled independent advocates, not by MyPropey. MyPropey never holds or coordinates transaction funds.