Plot Verification Legal Manual

Before purchasing any layout plot or land in India, verify essential structural approvals and trace titles to mitigate transactional risks.

1. Mother Deed & Title Search (30 Years)

Traces ownership lineage to confirm the seller is the legal proprietor and possesses absolute selling rights.

Title Search Steps:
  • Obtain certified copy of the Sale Deed from the Sub-Registrar's Office.
  • Request a Title Search report from an advocate covering the last 30 years to check for partition suites or family disputes.
  • Ensure that minors do not have undivided shares in the land without court approval.

2. Encumbrance Certificate (EC)

Confirms the property is free of legal mortgages, home loan liabilities, and registered attachment disputes.

EC Verification:
  • Apply for Form 15 at the Sub-Registrar or via the state's online land records portal (e.g., Kaveri, IGRS).
  • Form 15 records all registered sale transactions, partitions, and bank mortgage charges.
  • If no transactions are registered, you will receive Form 16 (Nil Encumbrance Certificate). Ensure it covers at least 15-30 years.

3. Local Layout Planning Authority Approval

Verifies if the plot is part of an approved layout approved by DTCP, HMDA, BDA, or equivalent urban planning boards.

Approval Auditing:
  • Verify the Layout Sanction Number on the planning authority's official web portal.
  • Cross-reference the layout map with the actual site plot borders to confirm dimensions.
  • Ensure public spaces (parks, roads) are correctly relinquished to the local civic body.

4. RERA Registration & Compliance

Ensures the project layout is registered under the Real Estate Regulatory Authority (RERA) with verified timelines.

RERA Verification:
  • Look up the developer project details on your state's RERA web portal.
  • Confirm there are no ongoing RERA tribunal dispute litigation cases against the builder.
  • Check RERA quarterly filings to confirm project infrastructure milestones (sewage, electricity connection, roads) are on track.

5. NA Conversion & Land Use Zoning

Confirms the agricultural land has been legally converted to Non-Agricultural (NA) residential status.

NA Status Auditing:
  • Verify the NA Conversion Order signed by the District Collector or competent revenue commissioner.
  • Verify the zoning in the Master Plan (Residential, Commercial, Green Belt). Agricultural land purchase carries high conversion penalties.

Transaction Security Index

20% Verified
HIGH TRANSACTION RISK

Only 1 of 5 critical parameters verified. Purchasing this land in this status is highly risky. Complete the Title Search and secure the Encumbrance Certificate.