Essential Checklist Before Buying an Apartment or Plot in Karachi
Essential Checklist Before Buying an Apartment or Plot in Karachi
Purchasing property is one of the most significant financial decisions in a person’s life. Whether it’s an apartment or a plot, buying real estate in Karachi requires careful due diligence to ensure that your investment is safe, legal, and profitable. Karachi, being the largest city of Pakistan and a real estate hub, offers numerous opportunities—but it also comes with challenges like fraud, illegal allotments, and disputed land. Here is a comprehensive checklist of basic things every buyer must verify before purchasing property in Karachi:
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1. Verify Ownership and Title Documents
Why It Matters:
To confirm that the seller is the lawful owner of the property.
What to Do:
• Ask for the original title documents (sale deed, allotment letter, transfer letter, etc.).
• Verify the seller’s CNIC.
• Ensure the name on the documents matches the seller’s CNIC and any previous sale deeds.
Where to Verify:
• Concerned development authority (KDA, MDA, LDA, SBCA, DHA, etc.).
• Sub-registrar office or land record department.
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2. Confirm Approved Layout and Building Plans
Why It Matters:
Many buildings and societies operate without approved plans or violate building codes.
What to Do:
• Ask for SBCA/NOC and approved layout plans.
• For apartments, check occupancy certificate (if completed) and approved number of floors.
Where to Verify:
• Sindh Building Control Authority (SBCA)
• Cantonment Boards (for areas like Clifton, DHA)
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3. Check Legal Status and NOC of Project or Society
Why It Matters:
Projects without No Objection Certificates (NOCs) are at risk of demolition or legal action.
What to Do:
• Request the NOC issued by the relevant development authority.
• Confirm that the land is not under litigation or encroachment.
Where to Verify:
• SBCA, KDA, MDA, LDA, or respective Cantonment Board
• Sindh Revenue Department (for plots)
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4. Check Land Use and Zoning Classification
Why It Matters:
You need to confirm that the land is zoned for residential or commercial use as per your need.
What to Do:
• Ask for zoning and land-use classification certificate.
• Make sure the area is not reserved for parks, amenities, or other government uses.
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5. Physical Verification of Property
Why It Matters:
To ensure the property exists on ground and matches the documents.
What to Do:
• Visit the site personally.
• Check dimensions as per documents.
• Ensure there’s no encroachment or illegal occupation.
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6. Verify Utility Connections and Infrastructure
Why It Matters:
Essential for livability and resale value.
What to Do:
• Check availability of electricity, water, gas, and sewerage.
• Ask about maintenance charges and service providers (especially for apartments or societies).
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7. Inquire About Society or Builder Reputation
Why It Matters:
A good builder ensures timely delivery and clear titles.
What to Do:
• Research builder’s history and completed projects.
• Visit ongoing or completed sites for quality checks.
• Read online reviews and talk to residents.
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8. Confirm Payment Schedule and Hidden Charges
Why It Matters:
To avoid future financial surprises.
What to Do:
• Review the complete payment plan.
• Ask about possession charges, corner or park-facing fees, utility charges, etc.
• Ensure all payments are made through documented channels (cheque or pay order).
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9. Ensure Proper Registration and Transfer Process
Why It Matters:
Without legal transfer, ownership is not complete.
What to Do:
• Sign a registered sale deed at sub-registrar’s office.
• For societies, complete transfer process as per their rules and get the new allotment letter in your name.
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10. Hire a Legal or Real Estate Advisor
Why It Matters:
To ensure you don’t miss legal or technical checks.
What to Do:
• Consult a certified real estate lawyer or advisor.
• Verify legal status, ownership, taxes, and documentation through a professional.
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Conclusion
Buying an apartment or plot in Karachi can be a secure and profitable investment if all necessary checks are performed. Don’t rush into decisions based on advertisements or word of mouth. Invest your time in verifying documents, legal status, and builder credibility. A small precaution today can protect you from major legal and financial troubles in the future.
