Buying a plot in India requires thorough due diligence to avoid legal and financial issues later. Here's a comprehensive checklist of things to verify:
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1. Title Deed (Ownership Document)
Check that the seller is the legal owner.
Ask for the original title deed (not a photocopy).
Ensure the title is clear, without disputes or multiple ownerships.
Preferably get the deed verified by a property lawyer.
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2. Encumbrance Certificate
Confirms the land is free from any monetary or legal liabilities (loans, mortgages, etc.).
Obtain it from the Sub-Registrar's Office.
Check for at least last 13-30 years.
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3. Sale Deed
The actual legal document of sale transfer.
Should be registered with the local Sub-Registrar.
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4. Land Use Certificate / Zoning
Confirm if the plot is residential, commercial, agricultural, or industrial.
Check with the local planning authority (e.g., DDA, BDA, HMDA, etc.).
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5. Conversion Certificate (if agricultural)
If agricultural land is used for non-agricultural purposes, ensure it is legally converted (NA - Non-Agricultural Land).
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6. Approved Layout and Building Plan
Ensure the plot is in a layout approved by the local municipal authority.
Avoid layouts that are illegal or under litigation.
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7. Property Tax Receipts
Check if all property taxes have been paid by the current owner.
Request the latest receipts from the municipal authority.
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8. RERA Registration (if applicable)
If it's a part of a plotted development, check if it’s registered under RERA.
Visit RERA website for your state.
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9. Access & Road Connectivity
Ensure there's proper access/road to the plot.
Check if roads are public or private, and if they're under any dispute.
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10. Measurement and Boundaries
Get the land measured and surveyed by a licensed surveyor.
Verify boundaries as per the legal documents.
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11. Mutation Record
Mutation is transfer of ownership in revenue records.
Check if the mutation is updated in your name post-purchase.
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12. No Objection Certificates (NOCs)
From:
Local municipal authority
Electricity & water boards
Environmental board (for large projects)
Society/Developer (if gated community)
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13. Litigation Check
Ensure the land is not involved in any court case or dispute.
Can be checked through a lawyer or with the help of a property search at the Sub-Registrar office.
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14. Power of Attorney (if applicable)
If the seller is not the owner but has a PoA, check its validity and legality.
Be cautious—many frauds involve fake or expired PoAs.
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15. Identity of Seller
Match name and details on:
Aadhaar /
PAN
Title deed
Bank accounts
If co-owned, all owners must sign.