NRI Property Disputes

NRI Practice Area

NRI Property Disputes

Every year, thousands of Non-Resident Indians lose what is rightfully theirs — not because the law fails them, but because they have no one on the ground in India who understands both the legal system and the urgent, often emotionally charged reality of fighting for ancestral property, inheritance rights, or family assets from thousands of miles away. Illegal possession by relatives or encroachers. Forged sale deeds and fabricated documents. Mutation entries made without your knowledge. Wills challenged after decades. General Powers of Attorney misused by trusted agents. These are not rare occurrences — they are among the most common legal battles faced by NRIs with ties to Punjab, Haryana, and Chandigarh today. At BS Makar Advocates & Solicitors, we are your legal presence in India. Based in Mohali, in the heart of the Chandigarh tricity region, we represent NRI clients from the USA, Canada, UK, Australia, New Zealand, UAE, and Gulf countries — handling every aspect of their legal matters in Indian courts, revenue offices, and regulatory forums, so they do not have to be here to protect what is theirs.

Key Services

• Illegal possession — civil suits, injunctions, and criminal proceedings
• Ancestral land and agricultural property disputes in Punjab and Haryana
• Forged documents and fraudulent property transfers — civil and criminal remedies
• Succession certificates, legal heir certificates, and probate proceedings under the Indian Succession Act, 1925
• Will disputes, contested inheritance, and family settlement agreements
• Partition suits and joint property division before civil courts
• GPA and SPA drafting, registration, revocation, and misuse proceedings under the Registration Act, 1908
• Mutation challenges and revenue record correction before revenue authorities
• Title verification and property due diligence for NRI purchasers and recipients
• Adverse possession defence before civil courts
• Developer claims and builder disputes before RERA and NCLT
• Remote court representation with structured updates and milestone tracking

Who We Help

We represent NRIs and overseas Indians dealing with legal disputes and documentation requirements arising from their connections to Punjab, Haryana, Himachal Pradesh, and the Union Territory of Chandigarh — across cities and districts including Ludhiana, Jalandhar, Amritsar, Patiala, Mohali, Panchkula, Zirakpur, Abohar, Bathinda, Gurugram, and Ambala. Our clients include first-generation emigrants who left decades ago and are now discovering that property registered in their name has been sold without their consent. Second and third-generation NRIs navigating complex ancestral land disputes they inherited alongside the land itself. Overseas Indians who trusted a family member with a Power of Attorney — and discovered that trust was misplaced. And NRI families facing partition disputes, succession conflicts, and mutation challenges that have festered for years without proper legal intervention. If you have property, inheritance rights, or a legal dispute in India — and you are not in India to fight for it — we are who you call.

Property Disputes & Illegal Possession

Illegal possession of NRI-owned property — by relatives, tenants, neighbours, or organised encroachers — is among the most prevalent legal crises facing overseas Indians today. We file civil suits for recovery of possession, injunction applications to prevent further encroachment or alienation, and where criminal elements are involved, FIRs under relevant provisions of the Bharatiya Nyaya Sanhita, 2023. We move quickly, document thoroughly, and pursue recovery through every available legal channel.

Ancestral Land & Agricultural Property Conflicts

Disputes over ancestral agricultural land in Punjab and Haryana carry their own distinct legal complexities — involving revenue records, jamabandi entries, mutation proceedings, and the jurisdiction of revenue courts alongside civil courts. We represent NRI landowners before civil courts, revenue authorities, and the Punjab and Haryana High Court — challenging wrongful mutations, illegal transfers, and adverse possession claims with precision and persistence.

Forged Documents & Fraudulent Transfers

Forged sale deeds, fabricated wills, and fraudulent Power of Attorney instruments used to transfer NRI property without consent are a growing crisis. We pursue civil remedies for declaration and cancellation of fraudulent documents, simultaneously initiating criminal proceedings for forgery and cheating — creating parallel legal pressure that makes fraudulent transfers very difficult to sustain.

Inheritance, Succession & Will Disputes

Whether you are seeking a Succession Certificate for financial assets, a Legal Heir Certificate for property transmission, or contesting a Will that you believe was fabricated or executed under undue influence — we handle the full spectrum of inheritance and succession matters under the Hindu Succession Act, 1956, Indian Succession Act, 1925, and applicable personal laws. We represent NRI clients in probate proceedings, succession certificate applications, and contested inheritance litigation.

Partition Suits & Joint Property Disputes

Joint family property that has never been formally divided is one of the most common sources of NRI legal conflict. We file and represent clients in partition suits before civil courts — seeking division of ancestral property, agricultural land, and jointly held urban assets — and where amicable resolution is possible, we structure negotiated partition arrangements that avoid prolonged litigation while protecting your share completely.

General Power of Attorney & Special Power of Attorney

A Power of Attorney executed without proper legal safeguards — or misused by the person you trusted to act on your behalf — can result in catastrophic property loss. We draft, review, register, and where necessary challenge GPAs and SPAs — and represent NRI clients in proceedings to revoke misused Powers of Attorney and recover assets transferred in breach of fiduciary duty. All documentation is prepared in compliance with the Registration Act, 1908 and applicable state rules.

Mutation, Revenue Records & Patwari Proceedings

Wrongful mutation entries — where your property is transferred in revenue records without your knowledge or consent — are a direct threat to your title. We file objections, represent clients before revenue authorities and the Financial Commissioner (Revenue), Punjab, and pursue correction of fraudulent or erroneous revenue entries through all available administrative and legal channels.

Title Verification & Property Due Diligence

Before any NRI purchases, gifts, or receives property in India, a thorough title search and legal due diligence is non-negotiable. We conduct comprehensive title verification, identify encumbrances, litigation risks, and revenue record discrepancies — and provide a clear, structured legal opinion so that you make fully informed decisions before any transaction is concluded.

NCLT Matters & Developer Claims

NRIs who have invested in real estate projects that have stalled, developers who have failed to deliver possession, or builders who have misappropriated funds can pursue remedies before the National Company Law Tribunal (NCLT) and under the Real Estate (Regulation and Development) Act, 2016 — before the relevant state RERA authority. We represent NRI investors in both forums, pursuing refunds, compensation, possession orders, and insolvency proceedings against defaulting developers.

Adverse Possession Defence

If someone is claiming your property through adverse possession — asserting long, continuous occupation as a basis for ownership — we mount a structured legal defence challenging the claim before civil courts, backed by revenue records, title documents, and evidence of your ownership assertions over time.

How We Support NRI Clients — Legal Execution Built for Overseas Clients

We understand that the greatest challenge for an NRI involved in Indian litigation is not the legal complexity — it is the distance. Court dates are missed. Revenue offices require physical appearances. Local representatives disappear after the first payment. Updates stop coming. We have built our NRI practice specifically around eliminating these problems. Your legal matter is managed end-to-end. From the first consultation to the final order, we handle every procedural step, every court appearance, every revenue office interaction, and every document filing — without requiring your physical presence in India except where absolutely mandated by law. You are kept informed at every stage. We provide structured updates through email, scheduled calls, and WhatsApp — with clear explanations of where your matter stands, what has been done, what is coming next, and what decisions, if any, require your input. Every document is explained, not just executed. Before any pleading, notice, Power of Attorney, or affidavit is filed or signed on your behalf, we walk you through exactly what it says and what it means — in plain language, without legal jargon.

Why NRIs Choose BS Makar Advocates & Solicitors

We are based in Mohali — which places us at the centre of the legal and administrative geography that governs most NRI property disputes in the region. The Punjab and Haryana High Court in Chandigarh, the revenue authorities of Punjab and Haryana, the NCLT Chandigarh bench, and the district courts of Mohali, Panchkula, and surrounding districts are all within our immediate operational range. We do not outsource your matter to local correspondents. We handle it ourselves — with the accountability, communication standards, and legal rigour that overseas clients have a right to expect. You are thousands of miles away. Your legal problem is here. So are we.

Serving NRI clients from the USA, Canada, UK, Australia, New Zealand, UAE, Saudi Arabia, Kuwait, Bahrain, Qatar, and Oman — with matters arising in Punjab, Haryana, Himachal Pradesh, and Chandigarh.