Before you pay a token amount: 7 checks for flat and plot buyers

In Maharashtra, buyers often pay a token amount (also called a booking amount) to hold a flat or a plot. It feels like a small step, but once the money is paid it can be hard to get back if you change your mind or find a problem later.

These seven checks take a little time and can save you a lot of trouble.

1. Check the project’s MahaRERA registration

Most residential projects must be registered with MahaRERA before they are advertised or sold. Under the Real Estate (Regulation and Development) Act, 2016, registration is needed when the land is larger than 500 square metres or the project has more than eight apartments.

Ask the seller for the registration number, look it up on the MahaRERA website, and make sure the project name, promoter and address match what you were told. Our guide on how to check a project on MahaRERA walks through it step by step.

2. Make sure the token is within the legal limit

Under section 13 of the RERA Act, a promoter cannot accept more than 10% of the cost of the apartment, plot or building as an advance or application fee without first entering into a written agreement for sale and registering it.

If you are asked for more than that before the agreement is registered, stop and ask why.

3. Get the full price in writing

A price quoted on a call or a brochure is not enough. Ask for a written cost sheet that shows:

• the price and the carpet area it is based on (RERA requires the carpet area to be stated; see carpet, built-up and super built-up area)
• parking, if it is charged separately
• other charges such as maintenance deposit, society formation or legal fees
• GST, if it applies
• that stamp duty and registration charges are extra, and roughly how much they will be

If something is called “all-inclusive”, ask what exactly it includes.

4. Get the refund terms in writing

Before you pay, ask for a receipt or letter that states:

• the amount paid and the date
• the flat or plot number, its area and the agreed price
• what happens to the token if your home loan is not approved, if you cancel, or if the project cannot proceed

Verbal promises are hard to prove later. A clear line on paper protects both sides.

5. Check the title and the approvals

For a flat, ask to see the approved building plan and the commencement certificate. For a plot, check the 7/12 extract, the non-agricultural (NA) permission and the approved layout. Our guide on documents to check before buying a plot explains each one.

A property lawyer can do a title search to confirm that the seller has the right to sell and that there are no loans or disputes on the property.

6. See exactly what you are buying

Visit the site. Check where your flat or plot sits in the project: its floor, direction, view, and how far it is from the road, the entrance and the amenities.

Many projects now offer an interactive 3D view where you can explore the layout, check which units are available, and compare options before a site visit. It is worth using if it is available, because it shows things a brochure cannot.

7. Pay by bank, never in cash

Pay by cheque or bank transfer to the promoter’s account named in the documents, and keep every receipt. Avoid cash, and avoid paying into personal accounts.

Under the RERA Act, promoters must deposit 70% of the money collected from buyers into a separate account for the project’s construction and land costs. Paying through the bank keeps a clear record of what you have paid.

A quick checklist

Before you hand over a token, you should have:

1. The MahaRERA registration number, checked online
2. A token within 10% of the cost, if the agreement is not yet registered
3. A written cost sheet based on carpet area
4. Written refund terms
5. Title and approval documents, checked by a lawyer
6. A clear picture of the exact unit you are buying
7. A bank payment and a receipt

Questions about a project in Amravati? Ask us on WhatsApp and we will point you in the right direction.