A title search for a buyer in the UAE covers at least thirty years of ownership history, encumbrances, revenue and municipal records, approvals, RERA status and pending litigation. Our team inspects the records in India and sends a written report by email, so you know the risks before transferring savings from the UAE. No attestation is needed for the search itself; you only share copies of the seller's documents.
- Document route
- UAE notary, MOFA attestation, then Indian Embassy or Consulate attestation
- Time difference
- IST is 1h30 ahead of UAE time all year (no daylight saving)
- Search period
- At least 30 years
- Key record
- Encumbrance certificate
Title Search & Due Diligence from the UAE: how it works
You email scans of the title deeds, approved plans and the seller's identity documents. Our team visits the sub-registrar and revenue offices for certified copies, searches court records, and for new projects checks the builder's RERA registration, quarterly updates, approvals and any project loan. Where land was converted from agricultural to residential use, we check the conversion order, which is a frequent weak point in plots marketed to Gulf buyers. We also check whether the seller is an NRI, because then the buyer has tax deduction obligations of its own.
The report sets out the title chain and specific risks with suggested cures, such as a release deed from an absent co-owner, regularisation of a building, or correction of a revenue entry before you pay. If you decide to buy, we draft the agreement to tie payments to those cures, and complete the purchase through a power of attorney you sign in the UAE with the required attestation. Payment should come from your NRE or NRO account or by remittance from the UAE through banking channels, never through informal transfer systems.
What clients in the UAE should know
- Avoid paying any part of the price through informal money transfer channels; it can breach FEMA and leaves no proof of payment if the seller later disputes the deal.
- Plots in unapproved colonies are frequently sold to Gulf-based buyers; a title search confirms whether the layout has the planning authority's approval.
- Keep the title report safely; it will save time when you sell or when your children inherit the property.
Step by step from the UAE
Video consultation
A call at a time that suits the UAE, after we have read your documents.
Documents signed in the UAE
UAE notary, MOFA attestation, then Indian Embassy or Consulate attestation
Work in India
Our team files, appears and follows up in India, and shares scans of everything filed.
Result and handover
Certified copies and originals are couriered to you in the UAE where needed.
The full guide
This page covers what changes when you are in the UAE. For the law, the documents and the step-by-step procedure, read our main page on Title Search & Due Diligence, or see all services for clients in the UAE and the NRI Property Law practice area.
Questions from clients in the UAE
How long does the title search take?
Usually two to three weeks, longer for rural land with old records.
Can you check property in Kerala or Tamil Nadu?
Yes, through our team and trusted local advocates, using the state's own record systems.
Do I need to sign anything in the UAE for the search?
No. Signing is needed only when you go ahead with the purchase.