What buyers miss after RERA check in Chandigarh

Is RERA registration truly enough for due diligence in Chandigarh? Just moved into Palm Grande Exclusive Villas in New Chandigarh a few months back, and while checking RERA was step one, I found out how many people skip proper title verification. It’s scary how a builder like Ansal API might have a good RERA score, but what about the land's history? My lawyer insisted on checking encumbrance certificates and previous sale deeds. Honestly, it felt like overkill at first, but it saved me from potential headaches later. Has anyone here faced issues with land titles even after RERA approval? What red flags did you notice? Curious about others' experiences, especially around Mohali IT City.