I have someone in possession of my property, and I need it back

Twelve years of unchecked possession can cost you your title. We help you act, whether that clock is still running or has already run out.

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Twelve years is the number that matters

NRIs often leave a relative, friend or caretaker in charge of an empty property back home. Years pass, nothing is written down, and no one checks in. This is exactly the gap the doctrine of adverse possession exploits.

If someone has continuous, uninterrupted possession of your property for more than twelve years, and you have taken no legal action, they can potentially claim ownership rights under Article 65 of the Limitation Act.

This rule cuts both ways. The person in possession can use it as a shield, to defend their position if challenged, or as a sword, to file a suit for ownership once the period has passed.

The twelve-year clock can be interrupted by the right legal steps, taken early enough. The sooner we look at your case, the more options you have.

How we help, whatever stage you're at

1
We assess your risk
We review how long the other party has held possession, and whether the twelve-year clock has already started.
2
We protect your title
If there is still time, we help you take the legal steps needed to interrupt the clock and secure your rights.
3
We pursue reclaim
If the period has run but no court case has begun, we work to recover your rightful ownership and possession.
4
We litigate, if needed
If a claim has already been filed against you, we represent you through the full court process.

This might be you

You have let a relative or family friend live in or look after your property, with nothing in writing.
You have not visited or formally asserted your rights over a vacant plot or ancestral home in years.
You have just learned someone is claiming ownership after a long, unchallenged stay.

These arrangements are almost always built on trust rather than paperwork, and they can quietly run for decades. That is precisely the pattern the courts recognise as a possible path to ownership for the person in possession, which is why it pays to check your own situation early.

Other property matters we handle

I have a dispute with my tenant
I have a dispute with my developer
Help me sell my property in India
Managing property matters without a dispute

Your questions about adverse possession, answered

What exactly is adverse possession?

It is a legal rule that lets someone in continuous possession of a property for more than twelve years claim ownership rights over it.

I let a relative manage my property. Could I really lose it?

Potentially, yes. If that arrangement runs for over twelve years with no paperwork and no action taken, the doctrine can give them grounds to file a claim.

What if I act before the twelve years are up?

We can advise you on the steps to protect your title and interrupt the clock running against you.

Has the other party already filed a claim?

We can still help. We provide full litigation support if a case has already reached the courts.

Why does this affect NRIs more than other property owners?

Because many NRIs rely on informal, unwritten arrangements with relatives or friends to look after property they cannot visit regularly. That informality is exactly what the doctrine exploits.

What should I do today if I am worried about a property like this?

Start with an honest assessment of how long the current arrangement has run. The earlier we look at it, the more options you will have.

Worth reading

Case Story: Reclaiming a family home from 4,000 miles away
Coming soon
Legal Update: How a recent Supreme Court ruling changed the rules
Why this judgement matters more for NRIs than almost anyone else.
Coming soon
Expert Insight: The doctrine of adverse possession, the risk of waiting
What the twelve-year rule means for any property you're not actively managing.
Coming soon