Property Document Checklist for Buying in Mathura & Vrindavan

Buying Guides · 18 Oct 2026 · Jindal Prop Mart

Buying property in Braj should feel like a blessing, not a legal headache. Yet many buyers in Mathura and Vrindavan run into trouble because a colony was never approved, the land was still agricultural, or the seller did not have a clean title. The good news is that most of these problems can be caught early with a few careful checks.

Use this checklist before you pay any token amount. It applies to plots, flats and independent houses across Mathura, Vrindavan, Govardhan and Barsana.

1. Title deed and chain of ownership

Ask for the current sale deed (bainama) of the seller and the previous deeds going back at least 12 to 30 years. The names, areas and boundaries should match across every document. Gaps in the chain, or deeds signed through a power of attorney, need extra scrutiny.

2. Khatauni and land records

The khatauni shows who is recorded as the owner of the land in revenue records. You can view it on the Uttar Pradesh Bhulekh portal. Check that the seller’s name appears, that the khasra number matches the sale deed, and whether the land is recorded as agricultural.

3. Land use: agricultural or residential?

Many plots on the edges of Mathura and Vrindavan sit on land that is still recorded as agricultural. To build a home legally, the land usually needs to be declared for non-agricultural use under Section 80 of the UP Revenue Code. Ask whether this has been done for the colony or the plot.

4. MVDA approval

The Mathura-Vrindavan Development Authority (MVDA) approves colony layouts and building plans in its area. For a plot, ask for the approved layout map of the colony. For a flat or house, ask for the sanctioned building map and, for completed buildings, the completion certificate. Unapproved colonies can face problems with building permission, loans and resale.

5. UP RERA registration for projects

Larger plotted colonies and apartment projects must generally be registered with the Uttar Pradesh Real Estate Regulatory Authority. Search the project on the UP RERA website and check its registration number, approved plans, promoter details and promised completion date.

6. Encumbrance and past transactions

You need to know whether the property has been mortgaged, sold twice or is under dispute. Registered transactions can be searched through the UP stamp and registration department’s IGRS portal, and a lawyer can also check the sub-registrar’s records for you.

7. Circle rate, stamp duty and registry

Stamp duty in Uttar Pradesh is charged on the higher of the agreed price and the government circle rate for that area. Check the circle rate in advance so there are no surprises on registry day, and make sure the full sale price is shown in the deed.

8. Dues, taxes and connections

For built property, ask for paid receipts of house tax, water tax and electricity bills. For flats, check maintenance dues with the society. Unpaid dues usually become the buyer’s problem after the sale.

9. Site visit and measurement

Always visit the property. Measure the plot or flat against the documents, check the road width, look for encroachments and talk to neighbours. In older parts of Vrindavan and Mathura, boundaries on paper and on the ground do not always match.

10. Mutation after registry

Once the sale deed is registered, apply for mutation (dakhil kharij) so that the revenue records show you as the owner. Until this is done, your name will not appear in the khatauni.

Quick checklist

• Seller’s sale deed and previous deeds
• Khatauni showing the seller as owner
• Land use status (non-agricultural where needed)
• MVDA approved layout or building map
• UP RERA registration for projects
• No mortgages, disputes or double sales
• Circle rate checked; stamp duty budgeted
• Dues cleared; site measured
• Mutation applied after registry

This guide is general information, not legal advice. For any purchase, have the documents reviewed by a qualified property lawyer.

At Jindal Prop Mart we check these documents before we show any property. If you have found a property elsewhere and want a second opinion, get in touch.

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