India’s first property document verification platform
Scrutinize
before you buy.
Property documents that once took days for an expert to read and cross-check — now scanned in 15 minutes. Clear findings for buyers. A head start for the advocates who verify them.
Coverage
Across India
The Problem
By the time you find out, the money has already changed hands.
Property buying in India is one of the most significant financial decisions a family will ever make — decades of savings, years of planning, a lifetime of aspiration. Yet the verification process that protects this investment has remained largely unchanged for generations.
Land you can never legally own
Buildings on lake beds, stormwater drains, tank-bed or notified government land. Municipal demolitions leave the structure — and your money — gone overnight.
Encumbrance certificates with hidden gaps
Missing periods that conceal undisclosed mortgages, loans, court attachments, or disputed transactions.
Title chains with buried disputes
Legal disputes stretching back decades that surface only after registration — costing years and lakhs to resolve.
Incomplete municipal records
Properties sold as legal without the khata, mutation, or property-card entry required for genuine municipal standing.
How we verify
Eight dimensions.
One unforgiving standard.
Scruten cross-checks every document against live government data automatically — in minutes, not days. What emerges is coverage no manual process can match.
Complete Title Chain
From earliest available transaction to current owner — every registered transfer, partition, inheritance, and sale traced and recorded.
Encumbrance Certificate Audit
Cross-referenced across all available periods. Every gap flagged. No hidden mortgages, no undisclosed attachments.
Building Plan Cross-Check
Plan approval and project numbers verified against the local development authority's or municipal corporation's sanctioned-plan records — not just visual document reading.
Khata & Mutation Status
Khata, mutation, or property-card records and municipal standing confirmed. A key indicator of a property's legal legitimacy.
Property Tax Standing
Latest receipts checked. Outstanding dues, arrears, and mismatched assessee names surfaced before you sign.
Electricity Sanction
Independent verification with the local power distribution company — a powerful signal of genuine regulatory compliance.
Water Connection Approval
Water connection sanctions and demand notes verified with the local water supply board.
Advocate Referral on Request
Want a legal opinion on your findings? On request, we refer you to an independent property advocate — your choice, outside the platform.
- 01
Mother Deed
Original sale deed chain
- 02
Intermediate Sale Deeds
All prior transfers in the title
- 03
Partition Deed
If applicable to the property
- 04
General Power of Attorney
GPA — if applicable
- 05
Death Certificates
If inheritance is involved in the chain
- 06
Encumbrance Certificate
For all periods — no gaps permitted
- 07
Sanctioned Building Plan
Complete approved copy
- 08
Building License
Issued & currently valid
- 09
Khata / Mutation Extract
Municipal record in owner's name
- 10
Property Tax Receipts
Latest paid; no arrears
- 11
Electricity Sanction Letter
Power connection approval
- 12
Water Board Demand Note & Receipt
Water connection approval
- 13
Occupancy / Completion Certificate
OC / CC — or documented OC exemption
- 14
Declaration of Apartment
Under the state apartment ownership act
- 15
Sale Agreement
Registered agreement to sell
- 16
Complete Sale Deed
Executed & registered
- 17
RERA Certificate
If the project falls under RERA
- 18
Bank NOC
If the builder had an underlying loan
Who we serve
Every buyer deserves the truth — before the signature.
“The most expensive mistake is not the price you pay — it is paying without knowing the truth.”
First-time homebuyers
No legal jargon, no waiting weeks. Upload your documents and get a plain-language summary of what's clear and what needs attention — in about 15 minutes.
Advocates & legal professionals
Skip the days spent reading title chains and EC extracts line by line. Scruten scans the full document set in minutes and flags gaps, mismatches, and red flags — so you spend your time on legal judgment, not paperwork.
Seasoned investors
Consistent, systematic due diligence applied uniformly across your entire portfolio. One standard. Every property.
NRIs purchasing remotely
Thorough on-ground verification you cannot personally perform. Reports delivered digitally, with advocate referrals available on request.
Banks & lenders
Strengthen loan due diligence and reduce exposure to fraudulent property transactions. Institutional reports on demand.
Coverage
Built for India.
City by city, state by state.
Apartments, independent houses, plots, villas, and commercial properties — every category, every city, every scale of transaction. Need a legal opinion? We can refer you to an independent local advocate on request.
Pricing
One plan.
One simple price.
Pay once per property. No subscriptions, no hidden fees.
Scruten One
₹399
One property · one-time payment
Upload your property's documents and chat with the AI to understand what they show, what is unclear, and what to ask before you sign.
- AI review of all your property documents
- Chat with the AI about any document or finding
- Gaps, mismatches, and red flags highlighted
- Questions to ask the seller or builder
- Valid for 1 month from purchase
- Advocate referral on request
Inclusive of applicable GST. No subscription, no auto-renewal.
Questions
Property verification,
answered.
What is Scruten?
Scruten is an online property document verification service for India. You upload the documents for a property you plan to buy, and Scruten's AI reviews them, highlights gaps, mismatches, and red flags, and answers your questions in plain language — in about 15 minutes.
Which documents should I check before buying a property in India?
The core set is the mother deed and every sale deed in the title chain, encumbrance certificates for all periods, the sanctioned building plan, khata or mutation records, property tax receipts, electricity and water connection sanctions, the occupancy or completion certificate, RERA registration where applicable, and a bank NOC if the builder had a loan. The exact list depends on the property and the state, and Scruten works with whatever documents your property has.
How long does a property document check take?
About 15 minutes from upload to findings. Reading and cross-checking the same documents by hand usually takes an advocate several days.
How much does property document verification cost?
₹399 per property, as a one-time payment inclusive of GST. There is no subscription, and your access is valid for 1 month from purchase.
Does Scruten work outside Bengaluru?
Yes. Scruten works for properties anywhere in India. Document names vary by state — for example, khata, mutation extract, or property card — and Scruten handles each of them.
What is an encumbrance certificate and why does it matter?
An encumbrance certificate (EC) lists the registered transactions on a property — such as sales, mortgages, and court attachments — over a period of time. Gaps between the periods covered can hide loans or disputes, so Scruten checks that your ECs cover every period.
Is Scruten a replacement for a lawyer?
No. Scruten gives AI-based guidance and risk assessment, not legal advice. If you want a legal opinion, we can refer you to an independent property advocate on request.
Can advocates and legal professionals use Scruten?
Yes. Advocates use Scruten to scan a full document set in minutes and see gaps and red flags highlighted, so they can spend their time on legal judgment instead of reading every page.
Is my data safe with Scruten?
Your documents are used only to provide the service and are never sold. Our Privacy Policy explains what we collect, who we share it with, and how to ask us to delete your data.
Begin
Before you sign,
let us look.
Share a few details about the property. A Scruten advisor will respond within one business day with next steps and an indicative timeline.