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Do not send a deposit because a brochure, model apartment or sales presentation looks convincing. Before investing, independently verify seven things: the exact legal seller, the project’s regulator registration, the developer’s legal right to the land, planning and building approvals, the protected payment route, the contract, and the developer’s delivery record. Use the company, project and land registries for the property’s jurisdiction—not a single global checklist—and have a locally qualified property lawyer review unresolved issues.
Start with the jurisdiction, not the sales pitch
Real-estate protections differ by country, state or province, municipality and, in some markets, special economic or freehold zones. Registration thresholds, escrow rules, advance-payment limits, cancellation rights, title systems and remedies are local. A requirement published by a regulator in Saudi Arabia, Himachal Pradesh, England and Wales, or Dubai cannot automatically be applied to a project elsewhere.
Write down the property’s precise location, including the municipality and any special zone. Identify three authorities before you rely on a document:
- the company or business registry that records the seller’s legal identity;
- the property regulator or project register that records authorization and disclosures; and
- the land or title registry that records ownership, burdens and plans.
Use contact details obtained from those authorities or their official portals. Do not let the seller choose the contact route for a check that is supposed to be independent.
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1. Verify the exact legal counterparty
The party receiving your money must be the same legal entity described in the offer and contract, unless the documents clearly explain an authorized agency or assignment. Match the exact registered name, company number, registered address and signatory authority across every document.
Build an identity match
- Copy the developer’s legal name and registration number from the official company record.
- Compare them character-for-character with the reservation form, sale agreement, invoices, bank instructions and marketing material.
- Ask who owns the land, who holds the development license, who will build, and who will sell the unit. Record each entity separately.
- Confirm whether the person speaking to you is a broker, marketer, landowner, main developer or sub-developer rather than the legal seller.
- Check that the signatory has authority to bind the named company. A company employee’s email signature is not proof of authority.
Where local law requires it, confirm that the entity is authorized to conduct the development activity. Saudi Arabia’s off-plan framework, for example, requires a developer to be registered and the project licensed before off-plan sales or advertising. That is a jurisdiction-specific rule, but it illustrates why a company registration alone is not enough.
Reject name substitutions
A familiar group name, project brand or holding company does not establish who owes you performance. If the payment instruction names an individual, an unrelated company or a different subsidiary, stop until the relationship is documented and independently confirmed. Ask for a written explanation of every entity in the transaction and preserve the version you checked; corporate structures can change before completion.
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2. Confirm the project in the regulator’s own register
Search the regulator’s project database by project name and identifier. Then compare the database entry with the property you are being sold.
Match the project record
- project name, registration or license number and current status;
- address, parcel or plot reference and development phase;
- registered developer and other listed project parties;
- unit types, approved plans and the advertised number or configuration of units;
- scheduled completion or handover date;
- progress disclosures, service providers and any regulator warnings or changes.
Himachal Pradesh Real Estate Regulatory Authority (HPRERA) tells consumers to check the project’s registration number and provides a public dashboard with promoter and project background. Saudi implementing regulations describe public project information including the developer, project land and title details, plans, units, implementation data, progress reports, service providers and dates. These examples show the kind of independent record to seek; the applicable database and required fields depend on location.
Save evidence of the search
Download or print the regulator’s record showing the search date, identifier and status. A project can be registered while a particular phase, building or unit is not covered by the same approval. Ask the regulator how to distinguish phases and whether an expired, suspended or amended license affects sales.
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3. Prove the developer’s right to the land and your actual plot
A registered company and a registered project do not prove that the developer controls the land being sold. Obtain an official, current title or land-register record rather than relying only on a brochure or a seller-provided photocopy.
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- Identify the current title holder and the class or type of title, where the system uses one.
- Check whether the developer owns the land, holds a lease, has a development agreement or relies on another party’s consent.
- Review mortgages, charges, easements, restrictions, notices, pending applications and other burdens.
- Confirm that the parcel or unit offered sits inside the registered title and approved plan.
- Check whether the title permits the intended use and any required subdivision or transfer.
HM Land Registry’s Practice Guide 41, supplement 4, states: “You will always need to see an official copy of the register of the developer’s title so that you can see the class of title on offer and the burdens that affect the land.” Its guidance also says to confirm that the plot falls within the developer’s title, inspect relevant plan references and check again shortly before completion for pending applications or adverse entries. If boundary lines are unclear, ask the developer for clarification and, if needed, instruct a competent land surveyor.
Trace the unit to the parcel
Ask for the site plan, phase plan, plot number, building or block designation, unit number and any schedule defining parking, storage and common areas. Compare those references with the title plan and approved drawings. A marketing name such as “garden villa” or “tower residence” is not a legal identifier. If the contract uses a different plot, area, orientation or boundary from the approved plan, obtain a corrected contract before paying.
4. Match planning, building and design approvals
Request permits and approved architectural or layout plans from the competent authority, then compare them with the project record, contract and marketing material. Approval must cover the parcel, phase and construction actually offered—not merely an earlier concept or a neighboring phase.
Check the approval chain
- Confirm the planning or land-use approval for the development.
- Confirm the building permit and its validity period.
- Compare approved floor plans, unit areas, elevations, amenities, parking and common facilities with the sales specification.
- Ask whether changes require buyer consent, a revised permit or regulator approval.
- Verify that the named contractor, consultant and service providers match the authorized project where the register lists them.
Saudi off-plan licensing documentation includes a valid building license and approved designs. Dubai Land Department’s project-registration service lists final building permits and approved project plans among its requirements. Those are examples of documents to verify; the issuing authority and terminology will differ in another jurisdiction.
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Do not treat a promise to “upgrade later” as an approved design. Put material specifications in the contract: net and gross area definitions, finishes, appliances, ceiling height, utilities, parking allocation, amenity access and handover condition. Require a written process for substitutions and identify when a change gives you a right to reject, terminate or receive compensation under local law.
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5. Trace off-plan money through the required protected channel
For an off-plan purchase, independently verify the project-specific escrow, trust or other legally required protected account before sending funds. A label such as “client account” or “escrow” is not proof of statutory protection.
Confirm the account independently
- Obtain the account name and reference from the regulator or bank using contact details you found independently.
- Check that the account identifies the licensed project, and where required, your phase or unit.
- Confirm the permitted payer, beneficiary and payment reference. The beneficiary should correspond to the legally authorized project arrangement.
- Ask what withdrawals are allowed, who controls them and what reporting exists.
- Obtain the written rule for delay, cancellation, license lapse or project failure, including how and when refunds are made.
Saudi law provides a separate escrow account for each project, restricts it to disbursements for the licensed project and requires project-financing funds to be deposited there. Its implementing regulations describe controlled withdrawals; the law also caps certain non-construction withdrawals at 20 percent of sold-unit value. That 20 percent figure is a Saudi statutory limit, not a universal escrow rule.
If local law does not require escrow, ask what alternative protection exists and have a local lawyer assess it. Never redirect a required project payment to a salesperson’s personal account or an unrelated company to “reserve” a unit.
6. Read the contract against the official record
Compare the draft contract line by line with the regulator entry, title record, permits and approved plans. The legal seller, project and unit must remain identifiable throughout the documents.
Contract items to reconcile
- legal parties, registration numbers and authority to sign;
- project, phase, plot, building, unit, parking and storage identifiers;
- approved area, plans, specifications and permitted substitutions;
- price, taxes or charges, currency, instalments and payment references;
- construction milestones, completion and handover dates, and allowed extensions;
- delay compensation, late-payment consequences and notice requirements;
- termination, refund, cancellation and dispute-resolution provisions;
- title registration, conveyance, possession and transfer costs;
- common areas, service charges, owners’ association or joint-ownership arrangements; and
- the escrow or protected-account terms.
Saudi implementing regulations specifically enumerate payment schedules, late-payment consequences, delay compensation and termination, completion timing and joint ownership as standard contract subjects. Use that as a prompt to identify equivalent subjects in your jurisdiction, not as a substitute for local law.
Get independent advice before signing
A developer’s lawyer represents the developer. Have an independent, locally qualified property lawyer or conveyancer review title, planning, escrow and contract language when the purchase is material or any document conflicts with another. Ask the adviser to identify assumptions in writing and explain the practical remedy if the developer misses a date or changes the approved design.
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7. Check delivery history and live progress
Past delivery can inform risk, but it does not prove that the current project is authorized, funded or capable of completion. Review completed projects, actual handover dates, defect history, litigation or insolvency information available from official sources, and the legal entity that delivered each project.
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- Compare the regulator’s progress reports with the developer’s claimed construction percentage.
- Visit the site or obtain a current report prepared by an identifiable, competent professional.
- Check whether the reported progress belongs to your phase rather than a completed neighboring phase.
- Confirm the continuing validity of the project license and permits.
- Ask who will operate or maintain common facilities after handover and whether service charges are documented.
Saudi regulatory data describes project progress reports and developer ratings. HPRERA says registered project websites should provide promoter details and information about projects developed in the preceding five years. Treat ratings and history as evidence to investigate, not as a guarantee.
A repeatable verification workflow
Use the same sequence for every project so sales pressure cannot make you skip a foundational check.
- Identify the jurisdiction. Record country, state or province, municipality and any special zone. Locate the official company, project and land registries.
- Freeze the offer. Ask for the legal seller, registration number, project identifier, phase, unit and complete payment instructions in writing.
- Verify the entity. Match the seller and signatory against the company record and separate broker, landowner and developer roles.
- Verify the project. Search the regulator’s register, save the record and reconcile address, parcel, phase, plans, dates and listed parties.
- Verify land control. Obtain the official title and plan, inspect burdens and confirm your plot is inside the title.
- Verify approvals. Obtain planning and building permits and compare approved drawings with the unit being sold.
- Verify payment protection. Confirm the project escrow or legally required channel directly with the regulator or bank.
- Review the contract. Resolve every mismatch in identity, unit, price, schedule, delay, refund, transfer and common-area terms.
- Check progress. Compare current site evidence and regulator reports with the promised milestone and phase.
- Recheck before completion. Obtain a fresh title search and current project status, because applications, charges, permits and project conditions can change.
When to stop and verify instead of paying
Pause the transaction and obtain independent confirmation if any of these occurs:
- the seller will not provide the exact legal entity or project identifier;
- the project is absent from a register where local law requires registration;
- the land title, parcel, approved plan and advertised project do not match;
- title records show unexplained charges, restrictions or pending entries;
- payment is requested to a personal, unrelated or unverifiable account;
- the account cannot be confirmed as the required project escrow or protected channel;
- the contract changes the unit, delivery date, payment schedule or refund terms shown in regulator filings; or
- the seller refuses reasonable time for title, permit or contract review.
These are practical risk indicators, not proof that a particular seller is fraudulent. Their purpose is to prevent an irreversible payment while a material question remains unanswered.
How the checks differ in selected jurisdictions
The following examples show why local rules must be checked rather than copied from another market.
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| Jurisdiction and official source | What the source illustrates | How to use it |
|---|---|---|
| Saudi Arabia — Real Estate General Authority off-plan law and implementing regulations | Developer registration and project licensing before off-plan sales or advertising; project-specific escrow; public project information and controlled withdrawals. | Verify the developer, license, escrow account, approved designs, payment schedule and project disclosures with the authority. |
| Himachal Pradesh, India — HPRERA FAQs | Check the project’s registration number and public dashboard for promoter and project background; the FAQ describes a 10 percent advance-payment rule tied to a written sale agreement under its local RERA framework. | Use the HPRERA register and current local guidance. Do not treat the 10 percent rule as a global deposit limit. |
| England and Wales — HM Land Registry Practice Guide 41, supplement 4 | Obtain an official copy of the developer’s title register, inspect title class, burdens and plan references, confirm the plot lies within the title, and search again before completion. | Use the official title and plan to test land control and boundary identity; consult a surveyor if lines are unclear. |
| Dubai — Dubai Land Department project-registration service | Project registration requirements include final building permits and approved project plans. | Match the registered project, permits and plans to the phase and unit being marketed. |
Compare two projects without turning diligence into a return forecast
If you are choosing between projects, apply identical evidence standards. A lower price or attractive projected return cannot compensate for an unverified legal seller or defective land title.
| Comparison axis | Questions to answer for each project |
|---|---|
| Developer identity and authorization | Is the legal seller identified, authorized and distinct from brokers, landowners and contractors? What independently verifiable delivery record does that entity have? |
| Land and title | Who holds the title? Does the right to develop cover the exact parcel and unit? What charges, restrictions or pending entries appear? |
| Project and approvals | Is the project and phase registered? Do permits, approved plans, address, unit type and marketing description agree? |
| Payment protection and progress | Is the required escrow or protected channel confirmed independently? What current evidence supports construction progress? |
| Contract and exit rights | What are the completion, extension, delay, cancellation, refund, title-transfer and common-area terms? |
This is a diligence comparison, not an investment-return ranking. Returns, appreciation and rental demand require separate financial analysis and cannot cure a missing approval or uncertain title.
Keep a verification file
Store the official registry extracts, title and plan, permits, regulator record, escrow confirmation, contract versions, payment receipts, correspondence and dated site evidence in one secure file. Note who supplied each document and how you independently verified it. Keep both the document and the web or register reference used to obtain it, because a later replacement can obscure what was shown when you agreed to buy.
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Before each instalment, confirm that the recipient account, project license, construction milestone and contract remain unchanged. Before completion, repeat the title search and check for pending applications or adverse entries. If a material fact cannot be confirmed, delay payment and obtain jurisdiction-specific legal advice rather than relying on a verbal assurance.
What should you check before investing in any real estate project?
Check the legal counterparty and its authority; the project’s regulator registration; the developer’s title or enforceable development rights; matching planning and building approvals; the legally required escrow or protected payment route; a contract that matches the official records; and current delivery evidence. Verify each item with the relevant local authority, preserve the records and recheck status before completion. That process cannot eliminate investment risk, but it can expose an unauthorized project, an unprotected payment or a contract that does not describe the property you think you are buying.
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