Is Encumbrance Certificate issued in Delhi?

Delhi does not issue a formal Encumbrance Certificate (EC) the way southern states like Karnataka, Tamil Nadu, Andhra Pradesh, or Telangana do. Instead, Delhi uses TWO portals for property search: DORIS (doris.delhigovt.nic.in) for records from 2005 to January 2024, and NGDRS Delhi (ngdrs.delhi.gov.in/NGDRS_DL/) for records from January 2024 onwards. Certified Copies of registered deeds are obtained through Sub Registrar Offices. You must also verify the property is not in the MCD unauthorized construction list before purchase.

What is DORIS in Delhi property registration?

DORIS (Delhi Online Registration Information System) is the older Delhi government portal at doris.delhigovt.nic.in that holds registered property documents from 2005 until January 2024. After January 2024, no new records are added to DORIS - all new registrations are on the NGDRS Delhi portal at ngdrs.delhi.gov.in/NGDRS_DL/. For a complete title search, you must check BOTH portals.

What is NGDRS Delhi portal?

NGDRS (National Generic Document Registration System) Delhi at ngdrs.delhi.gov.in/NGDRS_DL/ is the new unified property registration portal for Delhi that replaced DORIS from January 2024. All property registrations from January 2024 onwards are stored on NGDRS. It is used for online slot booking, deed drafting, e-stamp integration, and public document search for recent transactions.

How to do property title search in Delhi?

Property title search in Delhi involves: (1) DORIS search on doris.delhigovt.nic.in for transactions from 2005 to January 2024, (2) NGDRS Delhi search on ngdrs.delhi.gov.in/NGDRS_DL/ for transactions from January 2024 onwards, (3) Physical inspection of records at the relevant Sub Registrar Office for pre-2005 documents, (4) Obtaining Certified Copies of all chain-of-title deeds, (5) Checking MCD Unauthorized Construction Booking List on mcdonline.nic.in, (6) Verifying mutation records at MCD/DDA/L&DO, (7) Lawyer's title search report. This is commonly done for 13-30 years backward.

What is a Certified Copy (CC) from Sub Registrar in Delhi?

A Certified Copy is an officially attested copy of a registered document (sale deed, gift deed, will, etc.) issued by the Sub Registrar Office. It serves as proof of the registered transaction and is essential when the original deed is lost, damaged, or needs to be shown for title verification, loan processing, or legal proceedings.

How much does it cost to get Encumbrance search in Delhi?

DORIS online search is free for basic index view. Detailed certified copies from SRO cost Rs.200-500 per document plus Rs.10 per page. A full 13-year title search by a professional lawyer typically costs Rs.5,000-15,000 depending on property complexity. Computerised inspection of SRO records costs Rs.100 per record.

How many years of property records should I check?

Standard practice in Delhi is to check 13 years of records (matching the limitation period for adverse possession claims). For high-value properties or when a home loan is involved, banks may require a 30-year title search. For inherited properties, the search should trace back to the original owner.

Can I search Delhi property online before buying?

Yes. For transactions between 2005 and January 2024, visit doris.delhigovt.nic.in. For transactions from January 2024 onwards, use NGDRS Delhi at ngdrs.delhi.gov.in/NGDRS_DL/. Both portals allow Deed Details, Party-wise, and Property-wise search. Additionally, before buying you MUST verify the property is not booked by MCD for unauthorized construction by checking mcdonline.nic.in/portal/fetchBookingUnbookingList. For detailed document copies, apply for Certified Copies at the concerned SRO.

What is Index-II in Delhi property records?

Index-II is a summary record maintained by the Sub Registrar of each registered document - it shows parties, property description, consideration amount, and deed number. Index-II extract is often used as preliminary title proof and is available through DORIS and SRO records.

Is encumbrance search mandatory before buying property in Delhi?

Not legally mandatory, but strongly recommended. Without title search, you risk buying property with hidden mortgages, pending disputes, ownership claims, or fraudulent sales. Banks mandatorily require it for home loans. Cost of search (Rs.5,000-15,000) is negligible compared to risk of title defects.

How is Delhi property search different from southern states?

Southern states (Karnataka, Tamil Nadu, AP, Telangana, Kerala) issue formal Encumbrance Certificates (Form-15/Form-16) that list all transactions for a given period on a stamped certificate. Delhi uses the DORIS portal for viewing records and issues Certified Copies of individual deeds. The substance is the same - verifying the chain of title - but the format differs.

Home » Encumbrance Certificate & Property Search in Delhi Updated: April 2026

Encumbrance Certificate & Property Title Search in Delhi

About to buy a property in Delhi? Before you pay even one rupee, you MUST verify that the seller actually owns the property and that there are no hidden mortgages, disputes, or fraudulent claims. Delhi uses the DORIS portal (records from 2005 till January 2024) and the new NGDRS Delhi portal (January 2024 onwards) for online search, along with SRO certified copies and a MCD unauthorized construction booking check - not a formal Encumbrance Certificate like southern states. This guide explains exactly how to verify property title in Delhi for 2026.

Get Title Search Report DORIS + NGDRS Search Title Search Process

13-30 Years

Standard Title Search Period

DORIS: 2005 - Jan 2024

NGDRS: Jan 2024 onwards

Need Title Search? 13-30 year title verification before buying Delhi property. WhatsApp Us

What is an Encumbrance Certificate?

An Encumbrance Certificate (EC) is a document that lists all registered transactions (sales, gifts, mortgages, liens, court orders) that have happened on a property over a specific period. It is the buyer's primary tool to verify that the seller has clear ownership and that the property is free from any hidden financial or legal claims.

The word "encumbrance" means any claim, liability, charge, or restriction on a property. Common encumbrances include bank mortgages, tax liens, pending court cases, leasehold restrictions, unpaid dues, or prior contested sales.

Important: Delhi does NOT issue a formal Encumbrance Certificate like Karnataka (Form-15/16), Tamil Nadu, AP, or Telangana. Instead, Delhi uses TWO government portals for online search plus Certified Copies from Sub Registrar Offices: (1) DORIS (doris.delhigovt.nic.in) for all registrations from 2005 up to January 2024, and (2) NGDRS Delhi (ngdrs.delhi.gov.in/NGDRS_DL/) for all registrations from January 2024 onwards. You must check BOTH portals to complete a title search. The purpose is identical to an EC - verifying the chain of title.

Equally Important - MCD Unauthorized Construction Check

Title search alone is incomplete. Before buying any Delhi property you MUST also verify whether it is booked by MCD for unauthorized construction (illegal floors, deviations from sanctioned plan, encroachment). A property booked by MCD cannot be registered safely, may face demolition, and creates serious legal/financial risk. Many such records are also maintained offline at the Sub-Registrar Office and may not be available online.

How to Check MCD Booking Status MCD Booking/Unbooking List

Delhi Property Search vs Southern States EC

Many buyers coming to Delhi from other states get confused when told "there is no EC in Delhi." Here is how Delhi's system compares:

Aspect	Delhi System	Southern States (KA/TN/AP/TS)
Certificate Name	No formal EC; DORIS + NGDRS search + CC	Encumbrance Certificate (Form-15/16)
Online Portal	DORIS (till Jan 2024) + NGDRS Delhi (Jan 2024 onwards)	Kaveri (KA), TNReginet, IGRS (AP/TS)
Coverage	2005 onwards (online); pre-2005 manually at SRO	Generally 30+ years online
Issued By	Sub Registrar (as certified copies)	Sub Registrar (as single EC document)
Cost	Free online; Rs.200-500 per CC	Rs.15-50 per year of search
Processing Time	Instant online / 1-7 days for CC	Instant to 7 days
Bank Acceptance	DORIS + NGDRS printouts + CCs accepted	EC document directly accepted

How to Search Delhi Property Records Online - DORIS + NGDRS

Delhi has TWO official portals for online property search. Which one you use depends on the date of the transaction you are trying to verify.

Critical - January 2024 Cutoff

In January 2024, Delhi migrated from the old DORIS system to the national NGDRS platform. This means:

DORIS holds records from 2005 to January 2024 (no new entries after migration)
NGDRS Delhi holds records from January 2024 onwards
For a complete title search, you MUST check BOTH portals
For pre-2005 records, visit the SRO for physical register inspection

DORIS (Legacy - till Jan 2024)

URL: doris.delhigovt.nic.in

Coverage: All registrations from 2005 to January 2024.

Use for: Checking chain of title in the 13-30 year lookback window for most property transactions (which will be pre-Jan 2024).

NGDRS Delhi (Current - Jan 2024 onwards)

URL: ngdrs.delhi.gov.in/NGDRS_DL/

Coverage: All registrations from January 2024 onwards (current system).

Use for: Recent transactions, current seller's acquisition deed if purchased after Jan 2024, current mortgages registered post Jan 2024.

What You Can Do on Either Portal

Deed Number Search

Enter registration number, year, and SRO to view deed index details.

Party-wise Search

Search by buyer or seller name to see all transactions by that person.

Property-wise Search

Search by property address, locality, or colony name for transactions on that property.

Step-by-Step Search (Both Portals)

Decide Which Portal(s) to Use

Pre-Jan 2024 transactions: DORIS (doris.delhigovt.nic.in). Post-Jan 2024 transactions: NGDRS Delhi (ngdrs.delhi.gov.in/NGDRS_DL/). For a full title search, run searches on BOTH.

Choose Search Type

Select Deed Details, Party-wise Search, or Property-wise Search based on the information you have.

Select SRO and Date Range

Select the Sub Registrar Office under which the property falls and enter the date range. On NGDRS, restrict range to Jan 2024 onwards; on DORIS, restrict to pre-Jan 2024.

Enter Search Details

Enter deed number / party name / property details as applicable. Submit the search.

Review Index & Apply for CC

Both portals show Index-II (deed summary). For full document content, note the deed number and apply for a Certified Copy at the relevant SRO or via NGDRS online services.

Equally important - check MCD Unauthorized Construction status: A clear DORIS / NGDRS title still does NOT mean the building itself is legal. The Municipal Corporation may have booked the property for unauthorized construction (extra floors, deviations, encroachment) that can lead to demolition or sealing. Before completing any purchase, run a free check on the official MCD Booking / Unbooking List and read our step-by-step guide on the Sale Deed page. Note - many MCD records are still maintained offline at the Sub-Registrar Office and may not be in the online list, so a physical SRO inspection is also recommended.

Certified Copy (CC) from Sub Registrar Office

DORIS shows only the summary index. To see the full content of a registered deed (all pages, witnesses, schedules), you need to apply for a Certified Copy (CC) at the Sub Registrar Office where the deed was originally registered.

How to Apply for Certified Copy

Online Application

Login to NGDRS portal (ngdrsservices.delhigovt.nic.in)
Select "Certified Copy" service
Enter deed registration number + SRO + year
Pay fee online (Rs.200 + Rs.10/page)
Download digitally signed CC in 1-7 days

Offline at SRO

Visit concerned SRO with deed details
Fill application form for Certified Copy
Attach ID proof (Aadhaar/PAN)
Pay fee at SRO counter
Collect CC in 3-10 working days

When You Need a Certified Copy

Original deed lost or damaged - CC is the only way to get a legally acceptable replacement
Title verification before buying - Get CCs of all chain-of-title deeds for 13-30 years
Home loan from bank - Banks often ask for CCs of previous sale deeds
Court proceedings - Certified copies are admissible as evidence
Mutation at MCD/DDA - CC of sale deed is accepted if original is lost

Complete Property Title Search Process in Delhi

A proper title search is NOT just a 2-minute portal lookup. It is a thorough 13-30 year investigation of the property's legal history across DORIS, NGDRS, mutation records, litigation databases, and colony status. Here is the complete process:

Get Current Sale Deed from Seller

Obtain a copy of the seller's current sale deed, property tax receipts, mutation certificate, and any encumbrance-related documents.

Check MCD Unauthorized Construction Booking

Verify whether the building is booked by MCD for unauthorized construction on the MCD Booking/Unbooking List and through the step-by-step guide on our Sale Deed page. Many MCD records are also maintained offline at the Sub-Registrar Office, so a physical SRO inspection is recommended. If the property is booked, stop - it may face sealing or demolition.

Trace Chain of Title (13-30 Years)

Identify every previous owner in the property's history. Each ownership transfer must be through a registered document - sale, gift, will, inheritance, or court decree.

DORIS Search (Pre-Jan 2024 Transactions)

On doris.delhigovt.nic.in, search every transaction in the chain that was registered between 2005 and January 2024. Verify deed numbers, dates, consideration amounts, and SRO match what seller has disclosed.

NGDRS Delhi Search (Post-Jan 2024 Transactions)

On ngdrs.delhi.gov.in/NGDRS_DL/, search for any transactions registered from January 2024 onwards. Critical for current seller's acquisition if recent, or for checking fresh mortgages/charges.

Obtain Certified Copies

Apply for Certified Copies of all deeds in the chain of title from relevant SROs or via NGDRS online. Read each deed carefully for any restrictive conditions.

Check Mutation Records

Verify that mutation has been completed at MCD/DDA/L&DO after each sale. Gaps in mutation are red flags.

Check for Pending Cases

Search CIS (eCourts), Delhi High Court, Supreme Court, and relevant tribunal portals for any pending litigation on the property or parties.

Verify Bank Mortgage Status

Check CERSAI (cersai.org.in) for any registered equitable mortgage on the property. Cross-check with NGDRS for any post-Jan 2024 mortgage deeds. Get NOC from bank if mortgage exists.

Lawyer's Title Opinion

A property lawyer reviews all documents, DORIS + NGDRS results, colony status, mutation records, and litigation search - and issues a formal Title Clearance Report.

Key Things to Verify in Title Search

Unbroken Chain of Title

Every owner from 13/30 years ago to current seller must be linked through a registered deed. Any gap = serious risk.

Mutation at Each Stage

Mutation should follow every transfer. Missing mutation indicates incomplete transfer or disputes.

No Mortgage / Lien

Check CERSAI for equitable mortgages. Check DORIS for mortgage deeds. Any mortgage must be released before sale.

No Pending Litigation

Search eCourts, HC, SC for any pending cases. Property with litigation cannot be safely bought.

Property Tax Paid

All property tax dues should be cleared up to current quarter. Unpaid tax creates municipal lien.

Physical Possession

Seller must be in actual possession. Tenanted or occupied properties need special verification.

No MCD Unauthorized Construction Booking

The building must NOT appear on the MCD booking list for illegal/unauthorized construction. Check MCD list »

Red Flags That Should Stop Your Purchase

7 Warning Signs - Do Not Proceed

Broken Chain of Title

Cannot trace ownership from current seller backwards. Seller claims "inherited" but no will/legal heir certificate.

GPA-Only Sale

Seller holds only GPA, not the actual sale deed. Supreme Court has ruled GPA sales are invalid (Suraj Lamp case).

Circle Rate Mismatch

Previous sale registered far below circle rate. Indicates unaccounted cash transaction or tax evasion.

Multiple Owners, No NOC

Property has multiple legal heirs but only one is selling without others' NOC. High risk of future challenge.

MCD Booked - Unauthorized Construction

Building listed in the MCD Booking/Unbooking register. High risk of demolition or sealing.

Active Mortgage

CERSAI/DORIS shows active mortgage but seller hasn't disclosed. Major fraud indicator.

Pending Litigation

Any pending court case on the property or parties - civil, family, succession, tax. Avoid.

Title Search Fees & Timeline

Service	Cost (2026)	Timeline
DORIS Online Search	Free	Instant
Certified Copy (per deed)	Rs.200 + Rs.10/page	1-7 days (online) / 3-10 days (SRO)
SRO Inspection of Records	Rs.100 per record	1 day
CERSAI Mortgage Search	Rs.50-500	Instant online
Litigation Search (eCourts)	Free (portal)	1-2 hours manual work
Lawyer's Title Opinion	Rs.5,000 - Rs.25,000	5-15 days
Complete 13-Year Search	Rs.8,000 - Rs.20,000	7-15 days

Frequently Asked Questions

No formal EC like southern states. Delhi uses DORIS (doris.delhigovt.nic.in, records from 2005 up to January 2024) and NGDRS Delhi (ngdrs.delhi.gov.in/NGDRS_DL/, January 2024 onwards) plus Certified Copies from SROs. Together they serve the same purpose as an EC. You must also verify the property is not in the MCD unauthorized construction list - check here.

DORIS (Delhi Online Registration Information System) is the legacy Delhi portal at doris.delhigovt.nic.in that stored all registered property documents from 2005 until January 2024. In January 2024, Delhi migrated to the NGDRS platform and stopped adding new records to DORIS. So DORIS is still valid for searching pre-Jan 2024 records, but all new registrations from January 2024 onwards are only on NGDRS Delhi.

NGDRS (National Generic Document Registration System) Delhi at ngdrs.delhi.gov.in/NGDRS_DL/ is the new unified registration portal that replaced DORIS from January 2024. It handles online slot booking, deed drafting, e-stamping, and search of all post-Jan 2024 registered property documents.

DORIS search is free. Certified Copies cost Rs.200-500 per deed. A complete 13-year title search by a lawyer costs Rs.5,000-20,000 depending on property history complexity.

Standard is 13 years (matching adverse possession limitation). For high-value properties or bank loans, 30-year search is advised. For inherited property, trace to original owner.

Yes. Both DORIS (till Jan 2024) and NGDRS Delhi (Jan 2024 onwards) are free for basic index view. You can search by deed number, party name, or property address. Full deed content requires a paid Certified Copy.

DORIS covers 2005 to January 2024. NGDRS Delhi covers January 2024 onwards. If neither portal shows the record you expect, first confirm you are searching the right portal for the transaction date. For pre-2005 transactions, visit the SRO and request manual inspection of the physical register (takes 7-15 days).

Banks typically require lawyer's title clearance report, CERSAI check, Certified Copies of previous deeds, colony authorization status, and printouts from DORIS (pre-Jan 2024) + NGDRS (post-Jan 2024) covering all transactions in the chain of title. A bare portal printout alone is not sufficient.

CERSAI (Central Registry of Securitisation Asset Reconstruction and Security Interest of India) is a national registry of bank mortgages and security interests. Visit cersai.org.in to check if any bank has an active charge on the property. Essential before purchase.