**What is an Encumbrance Certificate?** An Encumbrance Certificate (EC) is an official document issued by the Sub-Registrar's Office that lists all the transactions registered against a property over a specified period. It shows whether a property is free from any legal or financial liabilities. The document includes: sale deeds, mortgage or hypothecation deeds, gift deeds, court orders affecting the property, lease deeds above 12 months, and any partition deeds. **Why You Must Demand an EC** Without checking the EC, you cannot know if: - The seller has an unpaid home loan (mortgage) on the property - A previous owner has taken a loan and not repaid it - There are legal disputes or attachments on the property - The property was gifted or is part of an undivided estate Purchasing a property with an undisclosed loan can result in the bank having superior title and the right to auction the property — leaving you without recourse. **How to Obtain an EC** **Online (Tamil Nadu)**: Visit tnreginet.gov.in → Encumbrance Search. Free of charge. You can search by document number or survey number. **Online (Telangana)**: Visit registration.telangana.gov.in → Encumbrance Certificate. Free. **Online (Karnataka)**: Visit kaverionline.kar.nic.in → Encumbrance Certificate. For physical copies: visit the Sub-Registrar's office with the property survey number, pay ₹50–₹200 fee, and collect within 2–3 working days. **Reading the EC: What Each Column Means** A Form 15 EC (with transactions) is more useful than a Form 16 (nil encumbrance certificate for a specified period). In Form 15: - **Column 1–2**: Nature of document and date of registration - **Column 3**: Parties to the transaction (seller and buyer names) - **Column 4**: Value of transaction - **Column 5**: Property description If Column 5 shows a "Memorandum of Deposit of Title Deed" or "Equitable Mortgage" — that means the property has been used as loan collateral and you must verify the loan is fully discharged. **Red Flags in an EC** - Any entry within the last 3 years that is not a sale deed (suggests ongoing mortgage or dispute) - Discrepancy between the property area in the EC and what the seller claims - Multiple transactions in quick succession (may indicate property is being shuffled to avoid scrutiny) - Any court-registered order (suggests litigation) **How Far Back Should You Check?** For resale properties: request EC for at least 30 years. For new apartments: request EC from the date the land was acquired by the builder. For NRI buyers specifically: many banks insist on a 13-year EC minimum before approving loans. **What an EC Does Not Cover** The EC only shows transactions registered at the Sub-Registrar's office. It does not show: oral agreements, government acquisition proceedings, income tax or GST departmental dues, or disputes pending before civil courts (which may not be registered). This is why a combined verification — EC + Patta (land ownership document) + court search + RERA check — is the complete title verification process.