By Arosh John | Founder – John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief – Thane Real Estate News (TREN)
Thane – MMR | November 2025
Over the past twelve years in real-estate advisory, I have interacted with thousands of buyers and sellers across Thane and the wider MMR. Most transactions are ethical and transparent. Yet, time and again, incidents surface within our own neighbourhoods that reveal how easily unsuspecting buyers can fall prey to fraud when basic checks are ignored.
The purpose of this article is to educate and raise awareness among resale property buyers — especially end-users and NRIs — about the essential precautions that can protect their money, property, and peace of mind. The consequences of falling victim to fraud can be severe, and it’s crucial to be vigilant to prevent such situations.
A Recent Case That Should Concern Every Buyer
One of the most disturbing recent cases came to light in a premium residential society along Ghodbunder Road.
According to information and documents reviewed personally, a fraudster posing as a real estate agent, who has reportedly deceived multiple clients in the past, duped another buyer by pitching a resale flat belonging to an NRI owner. The individual allegedly collected the token and subsequent payments into personal or alternate accounts presented as belonging to the seller.
Furthermore, the same person collected stamp duty and TDS amounts under the pretext of handling registration formalities. Fake challans were then issued as proof of payment — reportedly created by manipulating genuine challans using editing software.
Based on the fraudulent documents and statements reviewed, the scale of the deception is estimated to exceed ₹12 lakh.
Sources familiar with the matter also indicate that the property has already been sold to another buyer, while the defrauded purchaser is now pursuing the accused to recover the funds. Once a formal FIR is registered, further details about the case and the parties involved are expected to surface.
The Pattern Behind Such Frauds
Across Thane’s resale corridors, a growing number of unregistered and untrained intermediaries lure clients with “zero brokerage,” “half brokerage,” “quarter brokerage,” or “cashback” offers.
Real estate, however, is a serious, compliance-driven business involving documentation, taxation, and financial accountability. No genuine firm can sustainably operate without revenue.
If someone claims to provide brokerage-free service, remember — nothing in this world is free. Hidden costs or concealed motives inevitably emerge later.
A Framework Every Resale Buyer Should Follow
1. Verify the Property, Seller, and Documents Before Any Token Payment
Thorough verification is crucial to prevent fraud in resale transactions. Before issuing a cheque or transferring funds, confirm that:
- The seller’s name in the Index II extract (available on the official IGR Maharashtra portal) matches the name on the latest electricity or society-maintenance bill.
- The PAN / Aadhaar details correspond precisely with the name in Index II.
- The bank account and cheque payee names are identical to the verified seller’s name.
- Your legal advisor should review all ownership papers, title documents, and previous chain of title agreements before any payment is made.
Whenever possible, insist on a face-to-face meeting with the seller — either in person or via a verified video call — and ensure the individual’s appearance and ID proofs match the documents provided.
If anything appears inconsistent or unclear, pause the transaction until you receive written clarification.
2. Make All Payments Only to the Seller — Never to a Third Party
Every rupee meant for the seller must be paid directly to the seller.
Do not transfer funds to:
- Any agent or broker’s personal account,
- A “friend,” “relative,” or “consultant” of the seller, or
- Any account not legally owned by the seller.
Use NEFT / RTGS transfers from your account to the seller’s verified account. Always mention the payment purpose in remarks (e.g., “Token – Flat No. X, ABC Society”) and retain every UTR number, payment receipt, and email record for your file.
3. Stamp Duty & Registration — Pay Only Through GRAS, Verify on IGR
For all property transactions in Maharashtra, stamp duty and registration fee payments must be made only through the Government of Maharashtra’s official portal — https://gras.mahakosh.gov.in/echallan/.
If you are unable to pay online, remit the amount via NEFT to the designated bank/treasury account as per e-SBTR / GRAS guidelines. Obtain a confirmation showing the UTR or GRN reference number, and share it with your legal advisor to validate the challan and registration record on the IGR Maharashtra portal (https://igrmaharashtra.gov.in).
Never route stamp-duty or registration payments through an agent, intermediary, or any third-party account.
4. TDS on Property — Pay Online or Through a Practising CA
For applicable transactions, ensure that TDS is paid only through the official Income Tax Department portal (https://www.incometax.gov.in).
If you are unfamiliar with the process, seek assistance from a practising Chartered Accountant and transfer the amount only to their official bank account, accompanied by an invoice and relevant documentation.
Avoid cash or unofficial transfers under any circumstances.
5. Society / Developer Charges, Legal & Professional Fees — Pay Formally, Never in Cash
- Society/developer transfer charges: Pay directly into the society’s official account and request an official receipt. Never hand over cash to anyone in the society office.
- Legal fees: Pay only to the advocate or law firm assisting you, and document the scope and fees in writing.
- Brokerage/professional charges: Pay only to the account officially communicated via email by the registered firm and obtain a formal invoice or written confirmation.
6. Work Only with Registered and Transparent Consultants
A MahaRERA-registered consultant operates within a regulated framework that ensures transparency and accountability.
Unregistered intermediaries offering unrealistic discounts often engage in misrepresentation or conceal critical facts.
Professionals don’t work in shadows — they have visible market presence, client reviews, and verifiable references. Be deliberate about whom you choose.
If you select someone purely for a discount and later fall victim to fraud, part of the responsibility lies in that decision.
Professional advice may cost a little, but fraud will cost you everything.
The Bottom Line
Resale transactions are not inherently risky; they become dangerous when verification is neglected or professionalism is compromised.
By diligently verifying ownership, making payments only through official channels, and engaging qualified, registered real-estate professionals, you can protect your investment and ensure a smooth resale transaction.
Empower yourself by saying no to unprofessional, unregistered real estate agents. Choose wisely and protect your investment.
For additional insights on identifying genuine consultants, read:
“The Hidden Risk in Real-Estate Deals: Why Working with Unregistered Agents Can Cost You Dearly”
About the Author
Arosh John is widely recognised as one of the emerging voices of Thane’s new-age real estate — known for combining hands-on advisory expertise with factual, data-backed property journalism. He is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835) and Editor-in-Chief of Thane Real Estate News (TREN) — a digital platform dedicated to insightful reporting on Mumbai Metropolitan Region’s property, infrastructure, and policy developments. With over twelve years of on-the-ground experience across Thane’s residential, villa, and infrastructure-led corridors, Arosh has earned a reputation as The Thane Real Estate Expert — bridging market intelligence with regulatory insight to decode how infrastructure and planning shape real estate value. His mission is to bring transparency, awareness, and accountability to property transactions through credible, experience-based reporting.
Disclaimer
This article is intended solely for public awareness and educational purposes. It reflects the author’s professional observations and publicly available information, verified to the best of editorial ability as of the date of publication. The content does not constitute legal, tax, or financial advice, nor does it imply any allegation, accusation, or confirmation of guilt against any individual or entity mentioned herein. Readers are strongly advised to conduct independent due diligence, verify facts with appropriate government authorities, and seek advice from qualified legal or financial professionals before acting upon any information contained in this article. Neither the author nor Thane Real Estate News (TREN) or its affiliates shall be held responsible for any interpretation, reliance, or outcome arising from the use of this content.
