How to Take Immediate Action Against Forgery and Fraudulent Grabbing of Property in Delhi

Purpose, Scope, and Your 48-Hour Action Plan

Purpose.

This guide explains exactly how a property owner in Delhi can take immediate and effective legal action when faced with forged documents, illegal transfer, or fraudulent grabbing of a house, flat, or plot. It combines criminal remedies under the Bharatiya Nyaya Sanhita, 2023 (BNS) with civil relief under the Specific Relief Act and Code of Civil Procedure (CPC), and points you to the right Delhi authorities and portals.

When to use this. 

The moment you suspect: (a) a forged sale deed, GPA, Will, or relinquishment deed; (b) impersonation at a Sub-Registrar office; (c) trespassers trying to take possession; (d) mutation or records being manipulated.

The 48-Hour Action Plan (Do these in parallel)

1. File a criminal complaint/FIR for forgery and cheating.

Go to the local police station (or the district Crime Branch/EOW, if economic-offence elements exist). Ask for FIR registration for cognizable offences—forgery, cheating, criminal trespass/house-trespass. FIR registration for cognizable offences is mandatory per the Supreme Court. Keep GD/DD entry and FIR copy.

2, Move the civil court for an urgent injunction.

File a suit with an application for temporary injunction under Order XXXIX Rules 1–2 CPC to restrain registration, possession changes, construction, or further alienation; seek a receiver under Order XL CPC if needed. Also seek a declaration (Specific Relief Act 34) that a forged document is void, and where appropriate cancellation under 31.

3. Serve a caveat to prevent ex parte orders by the other side.

File a caveat under CPC 148A in the relevant Delhi district court to ensure you’re heard before any interim orders pass against you.

4. Alert the Sub-Registrar in writing with case details:

Submit your FIR number and court-injunction copy to the concerned Sub-Registrar so no registration slips through while the case is pending. Note: Sub-Registrars cannot cancel a registered deed; cancellation is through court. They can initiate prosecution for offences under the Registration Act 82–83 and must act on court orders.

5. Secure possession and evidence.

Change locks if lawful, post “Litigation Pending—§52 TPA (lis pendens)” notice on-site (once suit is filed), preserve CCTV, phone records, and contemporaneous communications. Use property-tax/UPIC records, DDA or Societies’ ledgers, and land-record extracts as corroboration.

6. Update official records fast.

Start or block mutation with MCD/NDMC/DDA referencing the suit and injunction. Keep copies of all online acknowledgments from Delhi portals (UPIC/MCD, DDA mutation, and land-record/e-district where applicable).

7. If a registration is imminent.

Ask the court for an urgent “no-third-party-rights” injunction the same day; carry the order to the Sub-Registrar and email it to the Delhi Revenue (NGDRS/DORIS) helpdesk referenced on the portal. Delhi has moved to NGDRS and is piloting faceless registration, which makes timely court orders and portal alerts critical.

Common Red Flags Before or During a Property Grab in Delhi

Suspicious activity at the Sub-Registrar’s office: Sudden, unannounced visits by strangers claiming to be your representatives, or multiple certified-copy requests for your title deed without your knowledge.

Mutation attempts without your consent: Discovery of mutation applications in MCD, NDMC, or DDA records showing a different owner’s name, often backed by a forged Will, GPA, or sale deed.

Society or RWAs receiving “ownership change” intimation: Fraudsters often start with small documentary changes—parking allocation, maintenance bill redirection—before attempting possession.

Encroachments and “caretakers” appearing at property: An empty flat suddenly has locks changed, or someone claims to be a tenant under a lease you never executed.

Bank or loan activity linked to the property: Fraudsters may use forged title deeds for mortgages or personal loans; any unusual lien report should be treated as urgent.

Evidence You Must Secure Immediately

In property forgery and fraudulent sale cases, contemporaneous evidence strengthens both civil and criminal claims:

• Title documents — original sale deed, gift deed, lease deed, or conveyance.
  
• Revenue records — latest Khasra/Khatoni (if applicable) or UPIC number record from MCD/NDMC.
  
• Mutation records — from MCD/DDA/NDMC showing your ownership.
  
• Chain of title — all prior deeds tracing ownership to you, including DDA or L&DO allotment letters if leasehold.
  
• Society/Builder letters — confirmation of your ownership and no dues.
  
• Photographs & videos — date-stamped images of possession status and any trespass attempt.
  
• Correspondence — any letters, WhatsApp messages, or notices from persons claiming ownership or tenancy.
  
• Certified copies of forged documents — obtainable from the Sub-Registrar under the Registration Rules to prove fabrication.
  
• Police records — DD entry/FIR and acknowledgment receipts from Crime Branch/EOW.

Preventive Measures to Avoid Property Forgery in Delhi

Maintain a Tight Document Custody

• Store original title deeds, allotment letters, and chain-of-title documents in a secure bank locker.
  
• Avoid leaving originals with brokers, acquaintances, or unverified third parties.
  
• For shared family property, keep certified copies with all co-owners to reduce internal disputes that fraudsters can exploit.
  

Monitor Official Records Regularly

• Check Delhi NGDRS / DORIS portal for any fresh document registrations linked to your property.
  
• Review MCD/NDMC/DDA mutation records quarterly for unauthorised changes.
  
• For agricultural or outer Delhi plots, check revenue records (Khasra/Khatoni) through the DLRIS portal.
  

Use Public Notices and Lis Pendens

If a dispute is brewing or you suspect forgery attempts:

• Publish a public notice in two widely circulated Delhi newspapers warning against dealing with your property without your consent.
  
• Once you file a suit, affix a board stating “Litigation Pending – Section 52 Transfer of Property Act” on the property to alert potential buyers or tenants.
  

Keep Societies and RWAs Informed

• Provide your society or RWA with updated ownership proof and contact details.
  
• Instruct them in writing not to entertain transfer, tenancy, or NOC requests without your written consent.
  

Legal Readiness

• Maintain a ready-to-file draft complaint and injunction application with your advocate if your property is high-risk (vacant, NRI-owned, or inherited).
  
• Keep scanned soft copies of all ownership and identity documents for immediate filing.
  

For NRI and Outstation Owners

• Appoint a trusted attorney under a registered Power of Attorney to monitor and handle legal issues in Delhi.
  
• Use periodic legal audits from a Delhi-based lawyer to check municipal, revenue, and registration records. 

Conclusion

When a property in Delhi is targeted through forged documents or fraudulent grabbing, time is your most valuable asset. The first 48 hours decide whether you can freeze the fraud before it spreads into multiple transactions or possession battles. Delay allows forged deeds to circulate, mutations to be pushed through, and third-party rights to develop—each step making reversal harder.

In Delhi’s property market, legal vigilance is not just a defence; it is part of ownership itself. The law provides the tools—BNS, BNSS, CPC, Specific Relief Act, Registration Act—but their effectiveness depends on how quickly and decisively you use them.