CERSAI Check — Verify Property Mortgage Status

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CERSAI Check — Verify Property Mortgage Status

Check equitable mortgage & charge records · Pan-India Coverage · Banks & NBFCs · Download EC from IGRS

How to Search CERSAI Records

CERSAI (Central Registry of Securitisation) maintains a centralised database of all equitable mortgages and charges. Here is how the search process works:

1

Enter Owner Details

Provide the property owner's full name as recorded in the mortgage documents. The name must match the CERSAI records.

2

Select Asset Type

Choose whether you are checking for immovable property (land/building), movable property (vehicle), or intangible assets.

3

Review Results

View any registered charges including lender name, charge type, creation date, and status (active/satisfied).

4

Cross-Verify

Compare CERSAI results with EC from IGRS and Bhu Bharati to get a complete picture of all encumbrances on the property.

Types of Charges Recorded in CERSAI

CERSAI records three categories of security interests created by banks and financial institutions:

Charge Type Description Common Examples Impact on Property
Equitable Mortgage Created by depositing title deeds with lender Home loans, Loan Against Property (LAP), Construction loans Property cannot be sold until mortgage is released
Hypothecation Charge on movable property without possession transfer Vehicle loans, Equipment financing, Machinery loans Asset can be seized on default under SARFAESI
Securitisation Loan assets sold to Asset Reconstruction Companies NPA recovery, Debt restructuring Ownership of charge transfers to ARC
Key Difference from EC: The EC (Encumbrance Certificate) from IGRS shows registered mortgages (where a mortgage deed is registered at the sub-registrar office). CERSAI shows equitable mortgages (where title deeds are simply deposited with the bank). Both checks are needed for complete due diligence. An EC alone is not sufficient.

Related Property Verification Tools

EC Download (IGRS)

Download Encumbrance Certificate from IGRS

Prohibited Property Check

Check if property is on the prohibited list

ROR-1B (Record of Rights)

Verify land ownership from Bhu Bharati

Stamp Duty Calculator

Calculate stamp duty and registration charges

CERSAI Check — Verify Property Mortgage Status Before Buying

What is CERSAI?

CERSAI stands for Central Registry of Securitisation Asset Reconstruction and Security Interest of India. It is a government-operated registry established under Section 20 of the SARFAESI Act, 2002, and managed by the Ministry of Finance. CERSAI maintains a centralised database of all equitable mortgages, hypothecations, and securitisations created by banks, housing finance companies, and NBFCs (Non-Banking Financial Companies) across India.

The registry was created to solve a critical problem in Indian real estate: equitable mortgages (created by deposit of title deeds) were not recorded anywhere publicly, making it possible for a property owner to take multiple loans against the same property from different banks. CERSAI provides a single point of verification for all such hidden encumbrances.

Why is CERSAI Check Important for Property Buyers?

A CERSAI check is a critical part of property due diligence that most buyers overlook. Here is why it matters:

  • Hidden Mortgages: Equitable mortgages do not appear on the EC (Encumbrance Certificate) from IGRS because they are not registered at the sub-registrar office. A seller could have an active home loan with a bank, and the EC would not show it. Only CERSAI reveals these hidden charges.
  • Fraud Prevention: Without CERSAI check, a seller can mortgage the same property with multiple banks simultaneously. CERSAI's centralised registry prevents this by making all charges visible in one place.
  • Bank Loan Approval: When you apply for a home loan, the bank will check CERSAI to verify no prior charge exists. Discovering an existing mortgage at this stage can delay or derail your purchase.
  • Legal Protection: Under SARFAESI, a charge registered with CERSAI has legal priority. If you buy a property without checking CERSAI and there is an existing equitable mortgage, the bank can claim the property even after your purchase.

What Information Does CERSAI Show?

A CERSAI search reveals the following details for each registered charge:

  • Charge Holder: Name of the bank, NBFC, or housing finance company that holds the mortgage
  • Charge Type: Whether it is an equitable mortgage, hypothecation, or securitisation
  • Creation Date: When the charge was created (i.e., when the loan was disbursed)
  • Borrower Details: Name and identification of the borrower
  • Asset Description: Details of the property or asset against which the charge is created
  • Charge Status: Whether the charge is active (loan ongoing) or satisfied (loan repaid and charge released)
  • Modification History: Any amendments to the original charge

CERSAI vs EC (Encumbrance Certificate) — Key Differences

Both CERSAI and EC are encumbrance checks, but they cover different types of charges:

  • EC (Encumbrance Certificate): Issued by IGRS (sub-registrar office). Shows registered documents — sale deeds, registered mortgages, gift deeds, lease deeds, court attachments, and liens. Only covers the specific SRO jurisdiction.
  • CERSAI: Central government registry. Shows equitable mortgages (deposit of title deeds), hypothecations, and securitisations. Pan-India coverage. Does NOT show registered mortgages or sale deeds.
  • Complete Due Diligence: For thorough property verification, you need BOTH — EC from IGRS for registered encumbrances and CERSAI for equitable mortgages. Either alone is insufficient.

When Was CERSAI Registration Made Mandatory?

CERSAI registration became mandatory in phases:

  • 2011: CERSAI portal launched. Registration was voluntary.
  • 31 March 2016: RBI made it mandatory for all banks, NBFCs, and HFCs to register equitable mortgages with CERSAI within 30 days of creation.
  • Penalty for Non-Registration: Charges not registered with CERSAI lose priority against subsequently registered charges. This incentivises timely registration by lenders.

This means property loans created after March 2016 should reliably appear in CERSAI. For older loans, the data may be incomplete as registration was not mandatory.

How to Conduct a Complete Property Verification in Telangana

  1. Step 1 — EC Check: Download the Encumbrance Certificate from IGRS for the past 13-33 years to see all registered transactions.
  2. Step 2 — CERSAI Check: Search CERSAI for equitable mortgages and hidden bank charges against the property owner.
  3. Step 3 — Prohibited Property Check: Use the Prohibited Property Check to verify the property is not on the Section 22-A restricted list.
  4. Step 4 — ROR-1B Verification: Check the Record of Rights from Bhu Bharati to confirm current land ownership in revenue records.
  5. Step 5 — Physical Verification: Visit the property site and confirm boundaries, possession, and physical condition.

Frequently Asked Questions

What is CERSAI?

CERSAI (Central Registry of Securitisation Asset Reconstruction and Security Interest of India) is a government registry that records all equitable mortgages, hypothecations, and securitisations on properties and movable assets in India. It was established under the SARFAESI Act, 2002 and is managed by the Government of India through the Ministry of Finance. The registry provides a centralised database to prevent fraud where the same property is mortgaged with multiple lenders simultaneously.

Why should I check CERSAI before buying property?

CERSAI reveals equitable mortgages that do not appear on the EC (Encumbrance Certificate). Unlike registered mortgages, equitable mortgages are created by simply depositing title deeds with the lender — no registration at the sub-registrar office. A CERSAI check is essential to catch these hidden mortgages. Without it, you risk buying a property that has an active bank loan against it, and the bank can legally claim the property under SARFAESI even after your purchase.

What is the difference between CERSAI check and EC?

An EC from IGRS shows registered encumbrances — sale deeds, registered mortgages, liens, and court attachments. CERSAI records equitable mortgages (deposit of title deeds) and securitisations that are NOT registered at the sub-registrar office. Both checks are needed for complete due diligence. An EC alone will miss equitable mortgages, and CERSAI alone will miss registered liens and court orders.

What types of charges are recorded in CERSAI?

CERSAI records three types of charges: (1) Equitable Mortgage — created by deposit of title deeds with banks/NBFCs for home loans, LAP (Loan Against Property), construction loans, etc. (2) Hypothecation — charge on movable property like vehicles, machinery, and equipment. (3) Securitisation — when loan assets are packaged and sold to Asset Reconstruction Companies (ARCs), typically for NPA recovery.

Is CERSAI registration mandatory for banks?

Yes, since 31 March 2016, all banks, NBFCs, and housing finance companies are mandated by RBI to register equitable mortgages with CERSAI within 30 days of creation. Failure to register can result in the charge losing priority against subsequently registered charges. This means most property loans taken after 2016 should be reliably recorded in CERSAI. For loans before this date, data may be incomplete.