Land · checklist
Before buying a plot
Land carries more title risk than a flat and has no building to inspect. Most of these checks are at the revenue office and the planning authority, not at the site.
Use and approvals
0 of 3What the land is allowed to be.
- Land use and zoningThe development plan or master plan shows whether the plot is residential, commercial, industrial or agricultural.
- Layout approvalA plot in a layout should be in a layout approved by the planning authority, with the plot number on the approved plan.
- Conversion of agricultural landWhere the land was agricultural, ask for the order converting it to non-agricultural use under the state land revenue law.
Title and records
0 of 4Who owns it, and whether the records agree.
- Title chain and encumbrance certificateRegistered deeds back about 30 years, and an encumbrance certificate for the same period.
- Revenue records in the seller's nameThe record of rights (7/12, RTC, jamabandi or khatauni, depending on the state) should show the seller.
- Mutation historyEach past sale should have been mutated in the revenue records; a missing mutation is a gap to explain.
- No disputes or acquisition noticesAsk at the revenue office and search for land acquisition notifications or court cases on the survey number.
On the ground
0 of 3Whether the plot on paper is the plot in front of you.
- Demarcation by the revenue surveyHave the boundaries measured by the government surveyor against the survey map before paying in full.
- Access roadA legal right of access, ideally a public road shown on the layout, not a path over someone else's land.
- Utilities nearbyWhere the nearest power line, water connection and drainage are, and what it costs to bring them in.
After the sale
0 of 2- Register the sale deedOnly a registered sale deed transfers ownership; pay the duty at your state's rate.
- Apply for mutationGet the revenue and municipal records changed to your name; registration alone does not do it.
Common questions
Can I build a house on agricultural land?
Generally only after the land is converted to non-agricultural use under your state's land revenue law, and the building plan is approved. Some states also restrict who may buy agricultural land.
Is mutation the same as registration?
No. Registration records the sale at the sub-registrar; mutation updates the revenue or municipal records to your name. You need both.