How double-sale fraud works
A dishonest seller enters into a sale with one buyer, takes payment, and then — before or around the same time — sells the same property to a second buyer, often in a different sub-registrar's jurisdiction or using slightly altered documents. Both buyers may have registered deeds. The courts then decide who has the stronger claim, and the other buyer is left fighting for their money.
Why it still happens
- Land records across jurisdictions are not always perfectly linked.
- A buyer who does not check the very latest encumbrance position can miss a prior sale.
- Time gaps between agreement and registration leave a window for a second sale.
The warning signs
- Unusual urgency from the seller to complete quickly.
- Reluctance to let you obtain a fresh, independent encumbrance certificate.
- A price suspiciously below market — a sign of a seller trying to close fast with multiple buyers.
- Recent transactions on the EC that do not match the seller's account.
The protective habit
Obtain a fresh encumbrance certificate as close to registration as possible — and ideally check it again on the day. A prior sale registered just before yours is the single clearest sign of a double-sale, and only an up-to-the-moment EC will catch it.
How to protect yourself
- Always pull your own latest EC; never rely on the seller's copy.
- Use a sale agreement with strong refund clauses before the final deed.
- Pay through traceable banking channels, never large cash sums.
- Re-check the encumbrance position immediately before registering.
How propxpraman reduces this risk
Our report pulls the current encumbrance position and flags recent or conflicting transactions that could indicate a property being sold more than once — so you register with the latest picture, not last month's.