If I'm Buying Remotely, Who Does the Physical Due Diligence on My Behalf, and What Power of Attorney Do I Need?

A family member, friend, or a paid local due-diligence service can visit the property, check the registration documents, do the site-visit checklist, and speak to current residents — none of this requires a POA, since they're not signing anything, just gathering information and reporting back to you.

If you want someone in India to actually sign the purchase agreement, registration documents, or the care contract on your behalf, you need a POA specifically authorising that. This is typically executed abroad, notarised, and then — depending on the country — either apostilled (for countries party to the Hague Apostille Convention) or attested at the Indian consulate/embassy before it's valid for use in an Indian registration or transaction. Requirements vary by country and by the specific registrar's office handling your transaction, so ask the developer's or operator's own lawyer what exact format and attestation they require before you execute anything, rather than assuming a generic template will be accepted.

If the POA holder and your named nominee (for the care contract or any account) are different people, be explicit with the operator about which role each person has — a POA lets someone sign documents on your behalf; a nominee is who the operator will hand money or belongings to under specific circumstances (see what happens after the resident passes away). These are not the same authority, and conflating them can create confusion exactly when clarity matters most.