Documents Required for Buying a 3 BHK Flat in Kolkata 2026
A complete, stage-by-stage document checklist for Kolkata flat buyers — from the first visit to the developer’s office to collecting your registered sale deed.
Stage 1: Before Booking — Documents to Collect from the Developer
| Document | Why It Matters |
|---|---|
| WBHIRA registration certificate | Proof project is legally registered; check on hira.wb.gov.in |
| Sanctioned building plan (approved by KMC/KMDA/NKDA) | Confirms construction is authorized; check your flat is in the sanctioned plan |
| Land title documents | Original title deed of the land the project is built on; verify seller had clean title |
| Commencement certificate | Confirms legal start of construction (issued by municipal body) |
| Promoter’s PAN and GSTIN | For GST compliance on your purchase |
| Layout plan with your flat highlighted | Verify your flat number, floor, and carpet area match WBHIRA filing |
Stage 2: At the Time of Booking
| Document | Notes |
|---|---|
| Booking application form | Filled and signed by buyer; confirm flat number, carpet area, and total price |
| Booking receipt / allotment letter | Must mention WBHIRA number and payment received; keep original |
| Buyer KYC: PAN card, Aadhaar / passport, photo | Mandatory for WBHIRA compliance and developer records |
Stage 3: Agreement for Sale (AFS)
This is the most critical document in the transaction. The AFS must contain: carpet area (not SBA), WBHIRA registration number, project completion date, penalty clause for delay, payment schedule, list of amenities and specifications, and refund policy. Get it reviewed by an independent lawyer before signing. In West Bengal, the AFS should ideally be stamped (though stamp duty is paid at registration on the sale deed).
Stage 4: Home Loan — Documents Required by Bank
| Category | Documents Required |
|---|---|
| Identity & address proof | PAN card, Aadhaar card, passport, utility bills |
| Income proof (salaried) | Last 3 months’ salary slips, Form 16, last 2 years’ ITR, last 6 months’ bank statement |
| Income proof (self-employed) | Last 3 years’ ITR with computation, CA certificate, P&L, balance sheet, last 12 months’ bank statements |
| Property documents (for bank legal) | Title deeds, WBHIRA certificate, sanctioned plan, AFS, promoter documents |
| Employment / business proof | Appointment letter / business registration certificate |
Stage 5: Registration — Documents at Sub-Registrar Office
| Document | Details |
|---|---|
| Sale deed (executed) | Prepared by lawyer; reviewed and signed by both buyer and seller before registration |
| Stamp duty payment receipt | Paid online or via DD; stamp paper/e-stamp must match the sale consideration |
| PAN cards of buyer and seller | Mandatory under Income Tax Act for property above Rs 30 lakh |
| Identity proof of buyer and seller | Aadhaar / passport / voter ID; both parties must be present or represented by POA |
| Two witnesses with ID proof | Not related to buyer or seller; must be present at registration |
| NOC from housing society (resale) | Required for resale transactions to confirm no outstanding dues |
| Bank NOC (for home loan) | Bank’s representative present or NOC issued for registration with mortgage noted |
Stage 6: After Registration
Collect the registered sale deed from the sub-registrar office (issued within 7–30 days). Then apply for mutation at the local municipal body (KMC, NKDA, or local Panchayat) to update property tax records in your name. Mutation is required for utility connections, property tax billing, and future resale. Keep multiple certified copies of your registered sale deed in safe locations.
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Frequently Asked Questions
What is a mutation certificate and do I need it immediately after registration?
Mutation (also called “naam jari” in Bengali) updates the land revenue and property tax records in your name at the local municipal body. It does not affect your ownership (the registered sale deed does that), but is required for property tax billing, utility connections, and future resale. In KMC area, apply for mutation within 3 months of registration; delays invite penalty interest on tax arrears.
Is Aadhaar card mandatory for property registration in Kolkata?
Aadhaar is required as identity proof at the time of registration under current West Bengal sub-registrar procedures. However, if you do not have Aadhaar (e.g., NRI or OCI), a valid passport is accepted as alternative identity proof. PAN card is mandatory regardless of Aadhaar status for all property transactions above Rs 30 lakh.
What is the difference between a sale deed and an Agreement for Sale?
An Agreement for Sale (AFS) is a contract that commits both buyer and developer to the transaction but does not transfer ownership. The registered Sale Deed (executed at the sub-registrar office after payment of stamp duty) is the document that legally transfers ownership of the flat to you. AFS is signed at the start; Sale Deed is registered at the end (typically at/near possession).
Can I do property registration in Kolkata through a power of attorney?
Yes. A registered POA holder can appear at the sub-registrar office on your behalf for registration. The POA must itself be registered at a sub-registrar office in West Bengal to be valid for property transactions. A notarised-only POA (not registered) is not accepted for property registration in West Bengal.
How many copies of the sale deed should I keep after Kolkata flat registration?
Keep at least three copies of the registered sale deed: (1) original, stored safely at home or in a bank locker; (2) a certified copy for day-to-day use (for mutation application, utility connections etc.); (3) a scanned digital copy stored in cloud storage or email. If you have a home loan, the bank retains the original until the loan is fully repaid — in that case, request a certified copy for your records.
Related Reading
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