Private property due diligence · Est. 2009
We verify the title, the papers and the land itself before you buy or invest — so the only surprise on your property is how well it was chosen.
Why we exist
A brochure tells you what a property could be. The records tell you what it actually is. We read every one of them — so you never inherit someone else’s dispute.
The verifications
Engage one verification or all three. Every file is handled by a senior advocate and reviewed by a second partner before it reaches you.
I
Who truly owns it — and since when.
A 30-year chain-of-title examination that traces every transfer, inheritance and partition back to the original grant.
II
Every approval, every dispute, on the record.
Litigation searches, RERA registration and building approvals, verified at source rather than taken from the brochure.
III
The ground truth, measured.
Revenue records, survey boundaries, zoning and a physical site inspection for land, farmhouses and estate investments.
From our files
One in six files we open carries a defect serious enough to change the deal. A few, anonymised, from the past year.
Case 01
A 1998 partition deed omitted a married daughter. Her consent was obtained before our client paid the token amount.
Case 02
The seller’s home loan had been repaid, but the bank’s charge still sat on the encumbrance certificate.
Case 03
The penthouse on offer was the twenty-third storey of a tower sanctioned for twenty-two.
Case 04
The farmhouse compound wall enclosed part of a neighbouring survey number. The price was renegotiated by 11.4%.
The engagement
01
A confidential call to understand the property, the transaction and your timeline. Engagement letter and fee confirmed in writing.
02
Your relationship manager gathers papers from the seller, builder or broker on your behalf — you never chase anyone.
03
Our advocates and surveyors search the sub-registrar, revenue, court and RERA records and inspect the site in person.
04
A signed report with a clear risk grading, delivered in a one-to-one briefing. You leave knowing exactly what to sign, renegotiate or walk away from.
The deliverable
Every finding is graded Clear, Attention or Critical, with the source document cited and the remedy spelled out. Your lender, your advocate and your family can all act on it.
Begin a verificationTitle opinion · Ref BS/26/0417
Villa 7, Aldona Estate, North Goa
Recommendation: proceed after withdrawal of OS 418/2019 and bank release of the 2011 charge.
A. Deshpande
Clients
They found a pending suit on the land beneath a villa I was two days from buying. I have not bought a property without them since.
As an NRI, I needed someone who would go to the registrar’s office as if it were their own money. The briefing call alone was worth the fee.
Our family office now routes every acquisition through Bhoomi Shield. Their reports are the first thing our lenders ask for.
Questions
Ideally before you pay any token or booking amount. If you have already paid, engage us before the sale agreement is executed — most defects can still be cured or negotiated at that stage.
Yes. Around a third of our clients live abroad. We collect documents, attend offices and inspect sites on your behalf, and brief you by video call at a time that suits your time zone.
Entirely. We never contact the seller, builder or broker without your instruction, and every engagement is covered by a written confidentiality undertaking.
Each engagement is quoted privately based on the property type, location and depth of search. The fee is fixed in your engagement letter before any work begins.
Private consultation
Tell us about the property. A senior consultant will call you within one working day to discuss scope, timeline and a fixed engagement fee. Nothing is shared with the seller or broker without your instruction.