Gurgaon investment: Builder legal history matters more?

Spent the whole Sunday checking out options on SPR and Dwarka Expressway. Everyone glorifies location and amenities, but honestly, legal due diligence is where most investors mess up. Dekho, Surendra Homes ka Dreamhome Heritage Max looks good on paper, but I'm more worried about builder ka legal track record. RERA registration number dekhna toh basic hai. What about past projects ke OC delays, title clarity issues, ya builder-buyer agreement ke hidden clauses? HRERA orders jail for TDI directors, which is good, but how many developers actually get pulled up for common issues? Is RERA truly effective or just for show when big money is involved? Trying to calculate the real risk before putting funds. Disagree? Tell me why.