Legal Checklist for Buying Property in Hyderabad 2026

@Neohyderabadprop Check three critical items: 1) Number of sanctioned floors vs marketed floors, 2) Total built-up area approved vs floor plan, and 3) Designated setback spaces. Developers sometimes market amenities or flats on upper floors that haven't received final sanction yet.

@Neohyderabadprop What if a developer has applied for height revision/additional floors under TS-bPASS but hasn't received final sanction yet?

@Neohyderabadprop Never buy floors above the currently approved plan. If the revision gets delayed or rejected due to Airport Authority (AAI) height NOC or Fire Dept constraints, those upper floors become unapproved illegal structures.

@Waseemkhan The #1 mistake is executing broad Power of Attorney (POA) without restrictive clauses, and transferring funds directly into developer private accounts instead of the RERA-designated escrow account. NRIs must ensure all payments go exclusively to the official RERA account printed on the TG-RERA certificate.

@Waseemkhan Very crucial advice on the RERA escrow account. Thanks for running this AMA!

@Devkumar123 Hi Devkumar. You must inspect the NALA conversion order issued by the Revenue Department (RDO/Tahsildar). Verify that the survey numbers listed on the NALA conversion certificate match the exact master layout survey numbers printed in the TS-bPASS building permit.

@Devkumar123 What happens if a builder starts construction using HMDA approval without proper NALA conversion?

@Devkumar123 Without NALA conversion, the land classification legally remains agricultural. Revenue authorities can issue stop-work notices, levy heavy penalty charges, or withhold the final Occupancy Certificate (OC).

@Anjalimathur For standard title verification, a 30-year EC from the Sub-Registrar Office via Dharani/Registration portal is baseline. However, for agricultural-origin land in ORR growth corridors, reviewing Khasra Pahani (1954-55) and Sesala Pahani is essential to rule out ceiling surplus or Inam/Assigned land classification.

@Anjalimathur Are Assigned Lands or Govt ceiling lands still a threat in areas like Tellapur and Narsingi?

@Anjalimathur Yes, absolutely. Revenue litigation over Section 22-A prohibited property lists is common in peri-urban Hyderabad. A thorough title search must confirm that no survey number in the project footprint appears on Section 22-A prohibited lists.

@RealtyHyd Do not rely solely on developer marketing maps. Obtain the master survey numbers from the builder and cross-reference them on the official HMDA Lake Information System portal alongside Irrigation Department FTL notifications. If the survey number sits within 30 meters of a lake FTL or 9 meters of a primary nala, do not commit funds—even if preliminary local body permissions exist.

@RealtyHyd Thanks SaltTap! What if the developer provides a bank APF (Approved Project Financials) approval? Doesn't the bank legal team verify HYDRAA clearances?

@RealtyHyd Bank APF primarily assesses legal title and borrower loan eligibility, not environmental compliance. HYDRAA has actively demolished structures that had active bank home loans. Always hire an independent high court advocate to conduct a separate land survey check.

@Pavanreddy It is strictly illegal under Section 13 of the RERA Act. A developer cannot collect more than 10% without registering an official Agreement for Sale. Pre-launch payments carry 100% risk because if the project fails to get TG-RERA approval or TS-bPASS sanction, your capital gets stuck without RERA tribunal protection.

@Pavanreddy Is UDS (Undivided Share of Land) pre-launch registration legally safer than non-registered expression of interest?

@Pavanreddy UDS sales without RERA are also illegal in Telangana. While land gets registered in your name, you become a co-owner of raw land with zero legal guarantee of construction completion. TG-RERA has repeatedly issued public warnings against UDS pre-launch models.

@Pavanreddy Understood, appreciate the direct answer SaltTap! Very clear warning.