Live sample
Nine pages on our letterhead: the eight-part title opinion, the encumbrance search and the litigation and criminal record check. Names, survey numbers and document numbers are masked in this sample — live reports carry them in full.
LAWADIV · Title search, land records and litigation due diligence
Combined report
Issued under the empanelment of the reviewing advocate
Summary verdict
Clear and marketable title — fit to be accepted as security
Prepared for Sample Bank Ltd. (sign in to see your name here). Shaded blocks in this sample replace names, survey numbers and document numbers.
LAWADIV · Title search, land records and litigation due diligence
All that piece and parcel of residential property bearing Municipal No. ██/█, formed out of Survey No. ███/██ of █████████ Village, Bengaluru South Taluk, measuring East to West 40 feet and North to South 60 feet, in all admeasuring 2,400 square feet, and bounded as follows:
The property is situated within the limits of the Bruhat Bengaluru Mahanagara Palike and is assessed to property tax under PID 54-███-747.
All documents were produced in original save for the mother deed, which was produced as a certified copy issued by the jurisdictional sub-registrar.
LAWADIV · Title search, land records and litigation due diligence
Original grant in favour of Sri. N. K███████, recorded in the RTC and in the mother deed. Possession delivered and khata entered.
Partition among the legal heirs of the grantee. Schedule 'B' comprising the schedule property allotted to Smt. L███████ absolutely.
Sale to Sri. M. A████ R██ under a registered sale deed for valuable consideration; khata transferred and taxes paid.
Sale to the present owner, Sri. K. R████ B███, free of prior charge, the 2012 mortgage having been released in February 2019.
The chain of title is therefore traced without break from the original grant of 1974 to the present owner, a period of over fifty years. Each link deed is duly stamped and registered, and the recitals of each are consistent with the recitals of the preceding deed.
LAWADIV · Title search, land records and litigation due diligence
Marketable title established
The chain of title is complete for 50 years with no break in devolution and no adverse recital in any link document.
One civil suit disclosed
O.S. No. 2██/2021 filed by the adjoining owner on a boundary encroachment. It does not affect ownership of the schedule property but must be disclosed in the sanction note.
Prior mortgage released
The charge created on 18.06.2012 stands released vide Doc. No. 9██/2019 and the release is reflected in the encumbrance certificate.
Statutory dues cleared
Property tax paid to FY 2025-26; khata stands in the vendor's name; no BBMP deviation notice on record.
No minor is shown to have an interest in the schedule property. No agricultural conversion issue arises, the land having been formed into a BDA layout site prior to 1974. No notice under the Land Acquisition Act or under any town-planning scheme is reflected against the schedule property.
LAWADIV · Title search, land records and litigation due diligence
We certify that, subject to the conditions set out in PART-VII and PART-VIII, the vendor has a clear and marketable title to the schedule property, free from encumbrances, and the property is fit to be accepted as security for the proposed credit facility.
(a) Search abstract
(b) Certificate of search / N.E.C.
Having caused a search of the registration indices set out above for the full period of 22 years, we certify that the entries traced in respect of the schedule property are those listed in Annexure A, that the only charge created during the period stands released of record, and that no subsisting mortgage, lien, attachment, court injunction or government notification affects the schedule property as on the date of search.
LAWADIV · Title search, land records and litigation due diligence
████████████
Advocate · Enrolment No. ██████
Bengaluru · 16 August 2026
LAWADIV · Title search, land records and litigation due diligence
Entries traced in the registration indices for the period 01.01.2004 to 31.12.2025 in respect of the schedule property.
| Date | Doc. No. | Nature | Parties | Consideration | Status |
|---|---|---|---|---|---|
| 22.09.2004 | 61██/2004 | Sale Deed | Smt. L█████ to Sri. M. A████ R██ | Rs. 8,██,000 | Acted upon |
| 18.06.2012 | 31██/2012 | Deposit of title deeds — mortgage | Sri. M. A████ R██ in favour of a scheduled bank | Rs. 18,██,000 | Released 22.02.2019 |
| 22.02.2019 | 9██/2019 | Deed of Release | Scheduled bank to Sri. M. A████ R██ | — | Charge discharged |
| 12.03.2019 | 43██/2019 | Sale Deed | Sri. M. A████ R██ to Sri. K. R████ B███ | Rs. 62,██,000 | Acted upon — present title |
Search result: two equitable mortgages were traced during the period and both stand discharged on record. No subsisting charge, lien, attachment or government notice is reflected as on the date of search. Khata stands in the vendor's name.
LAWADIV · Title search, land records and litigation due diligence
Screening summary
Low risk — 3 of 208 matters carried forward
A name match is not by itself evidence of identity. Every hit returned by the court index is verified by an analyst against parentage, address and advocate details before it enters the opinion.
IX Addl. City Civil Judge, Bengaluru · Original Suit · Pending — evidence
Sri. P. S█████ vs Sri. K. R████ B███
Filed 04.11.2021 · 09.09.2026
Analyst note: Boundary encroachment on the eastern side. Relief sought is a mandatory injunction, not a declaration of title. Ownership of the schedule property is not in issue. To be disclosed in the sanction note.
XV A.C.M.M., Bengaluru · Calendar Case · Disposed — acquitted
M/s ██████ vs Sri. M. A████ R██
Filed 18.07.2017 · Disposed 21.01.2020
Analyst note: Cheque dishonour matter of an unrelated partnership firm. Accused acquitted. No bearing on the schedule property or on the present owner.
V Addl. City Civil Judge, Bengaluru · Original Suit · Decreed
Smt. L█████ and others — partition among family members
Filed 06.02.2013 · Decreed 30.08.2016
Analyst note: Partition suit in the vendor's family. The final decree allotted the schedule property to the vendor's predecessor, confirming the 1996 partition relied upon in PART-III.
LAWADIV · Title search, land records and litigation due diligence
| Forum searched | Names | Returned | Carried |
|---|---|---|---|
| Supreme Court of India | 3 names | 0 | 0 |
| High Court of Karnataka (Bengaluru, Dharwad, Kalaburagi) | 3 names | 31 | 0 |
| District and Sessions Courts, Bengaluru Urban | 3 names | 94 | 2 |
| Magistrate Courts, Bengaluru Urban | 3 names | 58 | 1 |
| Other district courts in Karnataka | 3 names | 25 | 0 |
This report is issued for the exclusive use of the addressee in connection with the credit facility referred to above and may not be relied upon by any other person. This is a redacted sample and is not to be relied upon for any transaction.
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