If you’re checking a flat before buying it, or an organisation has asked for proof of a property’s registration history, you have likely come across the term Index II. This guide explains what Index II actually is, how to search official Maharashtra government records yourself, and what the results can and cannot tell you.
Quick answer: Index II, also called Index 2 or Suchi Kramank 2, is an index extract with the particulars of a registered property document. It is a summary, not the deed and not proof of ownership. The free eSearch covers only Mumbai City and Mumbai Suburban. Navi Mumbai properties are registered in Thane and Raigad districts, so use the paid eSearch or ask the Sub-Registrar office that holds the record.
NaviMumbai.com is an independent information website and does not conduct title searches or verify property records on anyone’s behalf. Use the official portal directly, and treat this as a starting point, not a substitute for professional advice on a specific property.
What Index II Actually Is
Index II, also called Index 2 or Suchi Kramank 2, is an index extract containing particulars of a registered property document. Depending on the document, it can show the parties, property description, consideration or valuation, and registration details. It is a summary, not the complete registered deed or a certificate guaranteeing ownership. A property can have multiple Index II entries over time, one for each registered transaction, so a single search result rarely tells the whole story of a property’s history. A separate scheme, the Vertical Property Card, is meant to record individual flat owners’ land share directly rather than summarising registered documents; see our Vertical Property Card guide for what’s confirmed about it so far.
Is Index II the Same as an Encumbrance Certificate?
Do not assume they are interchangeable. Index II records particulars of a registered property document. A search may help identify relevant registered transactions, but it does not by itself establish that the property is free of encumbrances.
If a bank, buyer or other organisation requests an encumbrance certificate, ask which document, search period, issuing authority and certification it requires. Confirm the appropriate service with the registration department rather than substituting an Index II download. See our Encumbrance Certificate guide for what to clarify when an organisation requests an EC and how that request differs from an Index II lookup.
Search Categories: Figure Out Which One Applies
Rather than trying to map “Navi Mumbai” to a fixed portal tab, work from what your own documents already tell you. “Navi Mumbai” is not sufficient on its own to select the correct search location; use the property’s documented administrative and registration details.
| Information | How to establish it |
|---|---|
| District and village or locality | Read the registered deed or relevant property record. |
| Registration office | Use the office named in the document’s registration details. |
| Registration year and document number | Copy both from the registered document or an existing extract. |
| Property identifier | Use the survey number, CTS number, gat number or plot number recorded in the documents. |
| Portal search category | Select the category that includes those details in the current interface. |
Free Search or Paid eSearch: What Covers Navi Mumbai
The Department of Registration and Stamps runs two online search services. Read both before you assume a result is missing:
| Service | What its own pages say |
|---|---|
| Free eSearch | Offers two search modes, by property details and by document number, for years from 1985 to 2026. The page says all physically available data at Sub-Registrar offices from 1985 is online for Mumbai City and Mumbai Suburban districts, that registrations are updated in real time, and that a name based search is available after you enter a property number. Its district drop-down, as read on 21 October 2026, lists only Mumbai City and Mumbai Suburban. |
| Paid eSearch | Needs a login or a new account. A search fee and a document download fee are paid online through the portal, and the search fee paid there can also be used for a physical search at a Sub-Registrar office without paying again. The portal says the data and documents it gives are for information only, are not certified by the department and are not an ownership certificate. Its login page does not say which districts it covers. |
Navi Mumbai is not a district. Its properties are registered at Sub-Registrar offices in Thane and Raigad districts, so the free service’s district list does not offer them. For a Navi Mumbai property, check your registered document for the office and district first. Then use the paid eSearch, after confirming in your account that records for that district and year appear, or ask the Sub-Registrar office that holds the record. If your document was registered at a Mumbai office, the free service may apply.
Using the free search for a record it covers (Mumbai City and Mumbai Suburban). The screen asks for these, in order:
- Choose Property Details or Document Number as the search type.
- Pick the year, which runs from 2026 back to 1985, and the district.
- Type at least one character of the village name in English, then choose the village or area from the list.
- Enter the property number exactly as your registered document records it: a survey, CTS, milkat, gat or plot number.
- Type the code shown in the verification image and search.
A name based search is available once you have entered a property number.
Using the paid eSearch, for records outside the free search’s districts.
- Log in, or create a new account, on the paid eSearch portal.
- Search for your property or document. The login page does not say which districts it covers, so confirm that records for your district and year appear.
- Pay the search fee online through the portal. A separate download fee applies if you download a document. The login page gives no amounts.
- Treat the result as information only. The portal says its data is not certified and is not an ownership certificate. For a certified copy, contact the relevant Sub-Registrar office.
How to Search: A General Sequence
The Department of Registration and Stamps runs online search services for registered property documents. Without describing specific screen labels that may change, the general sequence is:
- Start from the official IGR website and follow its current search-service link.
- Assemble the registration details or property identifiers from your own documents first.
- Choose the available document-number or property-search method offered by the interface.
- Enter the relevant year, office or location details requested.
- Compare the result carefully with the property and document you intended to find.
- Check whether what you have is an informational extract, a certified index copy, or the complete deed, since these are different things.
Search Result, Certified Index Copy, or Certified Deed: Know Which You Have
| Output | What the reader should understand |
|---|---|
| Online search result or informational extract | Useful for locating and reviewing records; check its stated status on the page you obtained it from. |
| Certified copy of Index II | A certified copy of the index particulars, not the entire deed. |
| Certified copy of the registered document | The document’s recorded text, rather than just its index summary. |
The registration department’s Citizen’s Charter, dated 15 August 2014, lists a certified copy of the index and a certified copy of the document as separate services; treat this as evidence that the distinction exists, not as confirmation of today’s exact fees or turnaround times. Separately, the department’s paid search service advertises digitally signed certified copies of registered documents online for Mumbai users specifically; do not assume that facility extends to Navi Mumbai without checking directly.
Check whether the particular output you have is an informational search extract or an explicitly certified, digitally signed copy. Paying for a search does not by itself establish the certification status of every output.
Coverage and Freshness: What the Portals Actually Say
Available records depend on the office, period and data provided through the selected service. Check the portal’s own coverage information for your search rather than assuming complete historical coverage. The paid portal’s general disclaimer warns that ordinary search data may be incomplete and is supplied for information. It separately advertises a digitally signed certified-copy facility for specified records. Check the status and availability of the particular output you request.
What an Index II Search Does Not Cover
An Index II search reflects registered documents. It does not necessarily cover unregistered claims, pending court disputes, or other matters that were never filed as a registered document against the property. Treat a search as one input into a review, not a complete check on its own. The free search page itself lists eCourts and CERSAI, the central registry of security interests, among its important links, which points to court cases and lenders’ charges as separate checks.
Check the Result Against Your Own Documents
Before relying on any search result, compare it carefully with what you already know about the property:
| Check against your documents | What to compare |
|---|---|
| Registration reference | Office, year and document number |
| Document type | What transaction or instrument was registered |
| Parties | Names and their roles in that document |
| Property identity | Village, plot/survey/CTS details, building and unit where recorded |
| Area and units | Whether the measurement describes the same property |
| Values | Consideration and valuation fields, where present |
| Any mismatch | Record the discrepancy and seek clarification before relying on the extract |
If No Result Appears
If no result appears, recheck the registration year, office, document number and property identifiers. Review the service’s available coverage and try again if it reports an error. If the record still cannot be located, contact the office holding it. An empty search is not proof that the property has no registered transactions or encumbrances.
Common reasons a search finds nothing:
- Wrong service or district. The free service lists only Mumbai City and Mumbai Suburban districts, so a Thane or Raigad record will not appear there.
- Wrong identifier. A property can carry a survey number, a CTS number, a gat number or a plot number. Try the one written in the registered document, and each of the others it records.
- Village spelling. The free search asks you to type the village name in English and pick it from a list. Type a shorter part of the name if the full spelling returns nothing.
- Year. Records are searched by year. The free search page says data for 1985 to 2002 is available for selected offices only, so an older record may need a visit to the office.
- A very recent registration. The free search page says registrations are updated in real time, but compare the date on your registered document with the result before you assume a record is missing.
- Name search. The free search page says a name based search works only after a property number has been entered, so you cannot start from a name alone.
What This Costs
Charges depend on the service and copy requested. Confirm the current application, search, copying and certification charges through the official service or the office holding the record. A fee for obtaining a copy is separate from stamp duty on the underlying property transaction.
When You Need More Than a Self-Search
A self-service Index II search is a reasonable starting point, but it is not a substitute for a proper title investigation before a property purchase. Consider engaging an advocate for a title search, especially for older properties, inherited property, or land, where 7/12 extracts and mutation records also need to be checked alongside Index II. Our guide to property mutation covers that separate land-record update process, and our flat buying checklist covers the broader due diligence a purchase deserves.
Before You Search
- Gather your registration year, office, document number and property identifiers from your own documents first.
- Do not assume “Navi Mumbai” alone identifies the correct search category; use the documented administrative and registration details.
- Check whether the output you receive is a search result, a certified index copy, or a certified document copy.
- Compare the result against your own documents field by field before relying on it.
- Treat an empty result as a reason to recheck your details and enquire further, not as proof of a clean or absent record.
- For a property purchase, get a proper title investigation rather than relying on a self-search alone.
Next step: The 7/12 extract guide and the property card guide explain the other records buyers check, and the ready reckoner rate guide covers the value used for stamp duty.
Frequently Asked Questions
What is Index II?
It is an index extract containing particulars of a registered property document, such as the parties, property description, consideration or valuation, and registration details. It is a summary, not the complete registered deed or an ownership certificate.
How do I download Index II online in Maharashtra?
The paid eSearch lists a download document fee, which is paid online through the portal. The free eSearch page does not mention downloads and covers only Mumbai City and Mumbai Suburban. A download from either service is an information extract unless it is an explicitly certified copy, so contact the Sub-Registrar office if you need a certified one.
Is Index II the same as an encumbrance certificate?
Do not assume they are interchangeable. A search may help identify relevant registered transactions, but it does not by itself establish that a property is free of encumbrances. Confirm the appropriate service with the registration department if you specifically need an encumbrance certificate.
Are all Index II search results certified copies?
No. Check whether your output is an informational search extract or an explicitly certified, digitally signed copy. These are different, and paying a search fee does not automatically make every output a certified copy.
Does an Index II search show every mortgage, court dispute or claim?
No. Do not treat the search as a complete check of every charge, dispute or claim affecting the property. Relevant matters may require examination of other records and the underlying documents. An empty result does not establish clear title.
What if my search returns no result?
Recheck the registration year, office, document number and property identifiers, and review the service’s coverage information. If the record still cannot be located, contact the office holding it. An empty search does not prove the property has no registered transactions.
Can I use the free IGR Maharashtra eSearch for a Navi Mumbai property?
As read on 21 October 2026, the free eSearch lists only Mumbai City and Mumbai Suburban in its district drop-down. Navi Mumbai properties are registered at Sub-Registrar offices in Thane and Raigad districts, so check your registered document for the office and district, then use the paid eSearch or ask the office that holds the record.
What is the difference between the free and the paid IGR eSearch?
The free eSearch searches by property details or document number and says its data is updated in real time for the Mumbai districts it lists. The paid eSearch needs an account and charges a search fee and a download fee, and says its data and documents are for information only, are not certified and are not an ownership certificate.
Sources & Verification Date
This guide distinguishes record searching from title investigation. Sources checked on 28 September 2026, with the free eSearch page and the paid eSearch login page re-read on 21 October 2026: the Department of Registration and Stamps’ paid eSearch service and its own published disclaimer, which warns that ordinary search data may be incomplete and is supplied for information, while separately advertising a digitally signed certified-copy facility for specified records; and the department’s Citizen’s Charter, dated 15 August 2014, which lists certified index copies and certified document copies as separate services. Coverage, charges and certification options should be checked for the particular service and record you actually need.
Illustrative AI-generated image. It does not depict an actual government portal or a real property record.
