By Arosh John | Founder – John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief – Thane Real Estate News (TREN)
Thane | October 2025
Buying a resale home is one of the most intelligent real estate decisions you can make. You get a ready-to-move property, an established neighbourhood, and often better value than a new launch. But even in the best markets, a good opportunity deserves careful handling. In the rush to close a “great deal,” some buyers skip basic checks — and that’s when fraudsters try to step in.
Across Mumbai and Thane, there have been instances where impostors posed as owners — using fake IDs, forged documents, or claiming to represent absent sellers. Some even introduce themselves directly as the owner, and first-time buyers, eager to finalise quickly, end up transferring token amounts without verifying ownership. When the truth emerges, the real owner knows nothing, and the money is gone. These cases are rare but entirely avoidable with a few simple precautions.
1. Pay Only the Legal Owner — Never a Third Party
Every rupee of your token, advance, or final payment must be deposited only into the registered owner’s bank account. Under Section 194-IA of the Income-Tax Act, buyers must deduct 1% TDS for property purchases above ₹50 lakh, confirming that payments must always be made directly to the transferor (seller) — not to an agent, caretaker, or middleman.
Before you pay, verify:
- Index II from the IGR Maharashtra e-Search Portal to confirm the latest registered owner.
- PAN and Aadhaar to ensure the seller’s identity matches the ownership record.
- Latest electricity bill and society maintenance receipt showing the same name and address.
- Digital transfer only: Section 269ST prohibits cash payments above ₹2 lakh. Use NEFT, RTGS, IMPS, or UPI for transparency and traceability.
A genuine seller will always welcome document verification. Five minutes of checking can protect a lifetime of savings.
2. Stamp Duty & Registration Charges — Pay Only Through Government Channels
Maharashtra has made the process transparent and foolproof. You don’t need to transfer money to anyone else to “handle” your stamp duty or registration.
Official payment options:
- GRAS Portal: Pay directly through the Government Receipt Accounting System. Generate your e-Challan, complete payment, and obtain your Government Reference Number (GRN).
- e-SBTR (Electronic Secure Bank & Treasury Receipt): Authorised banks such as PNB, IDBI, and Union Bank issue secure e-SBTR receipts. You can pay online or offline at authorised branches using cash, cheque, or draft. Always confirm that the account belongs to the official GRAS or e-SBTR system.
After payment, collect your e-SBTR or GRN receipt — this is the only proof accepted at the Sub-Registrar’s office. Never transfer stamp-duty or registration fees to private accounts.
3. Verify Everything Digitally
Maharashtra’s digitisation has made verification remarkably simple. With the power of digital tools, ownership can be checked through the IGR portal in minutes. GRAS and e-SBTR receipts can be validated instantly. Even society or utility bills are accessible online. These quick checks empower you to prevent months of stress later.
4. Work with a MahaRERA-Registered Real Estate Consultant
A registered professional does more than find you a property — they protect your transaction. They verify ownership, match Index II details, handle payments correctly, and ensure legal compliance throughout. Their role is not just about finding a property but about providing you with a sense of security and guidance throughout the process.
When choosing a consultant, verify their MahaRERA registration number, Google reviews, online reputation, office location, and presence on social media or their website. A genuine consultant will have a visible track record, a professional setup, and a transparent digital identity.
In high-value resale deals, their role is not an added cost but an investment in peace of mind.
Buying a resale property is one of the most rewarding and practical investments in Thane and Mumbai. You gain immediate possession, established connectivity, and proven infrastructure — all while avoiding the risks of under-construction delays. The key is simple: verify before you pay, and work only through transparent, traceable, and regulated channels. With proper diligence, your resale purchase will not only be safe — it will be your smartest investment yet, providing you with reassurance and confidence at every step.
About the Author
Arosh John is a Thane Real Estate Expert, Founder of John Real Estate (MahaRERA Reg. No. A51700001835), and Editor-in-Chief of Thane Real Estate News (TREN). With over a decade of experience across Thane and Mumbai’s residential and luxury villa markets, he is known for promoting transparent, research-driven, and investor-focused real estate advisory.
Disclaimer
This article offers educational guidance based on Maharashtra’s current property transfer and registration framework as of October 2025. Laws and procedures under the Income-Tax Act (Sections 194-IA and 269ST), IGR Maharashtra, GRAS, and e-SBTR may be updated periodically. Readers are advised to verify ownership and payment details independently and consult a qualified real-estate or legal professional before finalising any transaction.
IGR Maharashtra – Official Portal
