Plot buying checklist: 25 checks before you buy land
Most plot disasters are paperwork disasters — a missing link deed, a B-khata, an unreleased plot in a mortgaged layout. This is the full 25-point due-diligence checklist Plot2Plan's feasibility report tracks, across four pillars: legal title, zoning & approvals, the land itself, and money. For each check: what “verified” actually means, the document to demand, how risky a gap is, and who signs off. We surface what to check — your lawyer and surveyor do the checking.
Legal ownership & title (8 checks)
| Check | What “verified” means | Document | Risk | Who verifies |
|---|---|---|---|---|
| Mother deed & 30-year title chain | Trace ownership from the mother deed through every sale/gift/partition deed to the current seller — an unbroken 30-year chain with no gaps. | Mother deed + all link deeds (certified copies from the sub-registrar) | Critical | Property lawyer |
| Encumbrance Certificate (EC), 30+ years | Pull a fresh EC for the full period — every registered mortgage, lien and sale on the property shows here. Form 15 lists transactions; Form 16 means nil encumbrance. Portal: Kaveri Online (Karnataka) / TNREGINET (Tamil Nadu). | EC Form 15 / Form 16 for 30+ years, dated within the last month | Critical | Property lawyer |
| Khata / Patta in seller's name | Get the khata certificate + extract (Bengaluru) or patta & chitta (Chennai) and match the name and measurements against the sale deed. In Bengaluru specifically confirm A-Khata. Portal: BBMP e-Aasthi (Bengaluru) / TN eSevai (patta-chitta). | Khata certificate + extract / Patta & chitta (adangal) | Critical | You |
| Mutation / RTC entries updated | Revenue records (RTC/pahani in Karnataka, patta transfer in TN) must show the seller — a registered deed without mutation leaves two paper owners. Portal: Bhoomi RTC (Karnataka) / TN eServices. | Latest RTC / mutation extract | High | Property lawyer |
| Power of Attorney (if seller isn't the owner) Only if someone other than the recorded owner is signing | If the deal is signed via PoA: it must be registered (not notarised only), specifically cover sale of this property, and the executant must be alive and traceable. | Registered PoA + executant's ID | High | Property lawyer |
| Legal heirs joined (inherited property) Only if the seller inherited the property | If the seller inherited the plot: every legal heir must sign the sale deed (or release their share by registered deed). A will alone may need probate. | Legal-heir certificate / succession certificate + release deeds | High | Property lawyer |
| Litigation & acquisition search | EC only shows registered transactions — pending suits don't appear. Search the survey number in court records and check for acquisition / road-widening notifications with the planning authority. Portal: eCourts / authority notification lists. | Lawyer's search report (civil courts, RERA, consumer forum) | Critical | Property lawyer |
| Seller identity & all co-owners consenting | Match the seller's photo ID to the name on the deed and khata; if the deed shows joint owners, every one of them (including spouses where applicable) signs. | Seller's Aadhaar/PAN + deed names cross-check | High | You |
Zoning, permits & approvals (7 checks)
| Check | What “verified” means | Document | Risk | Who verifies |
|---|---|---|---|---|
| Master-plan land use is Residential | Check the plot's zone in the master plan (RMP/CDP in Bengaluru, CMDA/DTCP master plan in Chennai) — it must be residential, matching the zone this report used. Portal: BDA RMP maps / CMDA land-use portal. | Master-plan zoning extract / land-use certificate | Critical | Property lawyer |
| DC conversion / NA order (ex-agricultural land) | If the land was ever agricultural, a conversion order (DC conversion in Karnataka; NA order elsewhere) must exist. Residential zoning alone is NOT conversion. | DC conversion / non-agricultural conversion order | Critical | Property lawyer |
| Layout sanction & plot release | The layout must be approved by the competent authority (BBMP/BDA in Bengaluru, CMDA/DTCP in TN) AND this specific plot must be in the released (not mortgaged-to-authority) list. Portal: BDA/BBMP approved-layout lists / DTCP-CMDA portal. | Layout sanction plan + release order showing this plot number | Critical | You |
| RERA registration (new plotted development) Only for plots in a new/ongoing plotted development | Buying into a new plotted development: the project must be RERA-registered (or hold a valid exemption); check the registration status and complaints on the state portal. Portal: RERA Karnataka / TNRERA. | RERA registration certificate / portal extract | High | You |
| Rajakaluve / lake buffer & road-widening lines | Have a surveyor overlay the plot on the master plan's storm-water drain (rajakaluve) and lake buffer lines, and check for proposed road-widening that eats the frontage. | Surveyor's buffer-line report against the master plan | Critical | Licensed surveyor |
| Coastal Regulation Zone (CRZ) clearance Only if the plot is near the coast | Within ~500 m of the high-tide line, CRZ rules restrict or prohibit construction — confirm the plot's CRZ category and what it permits before anything else. | CRZ map extract / clearance | High | Property lawyer |
| Airport (AAI) height clearance Only if the plot is near an airport approach path | Near an airport funnel zone, building height needs an AAI NOC — the cap can be far below what FSI allows, changing this report's floor math. Portal: AAI NOCAS portal. | AAI colour-coded zoning map check / NOC | Medium | You |
Physical & infrastructure (5 checks)
| Check | What “verified” means | Document | Risk | Who verifies |
|---|---|---|---|---|
| Boundary survey matches the deed | A licensed surveyor measures the plot and matches every dimension against the sale-deed sketch and layout plan — paper vs ground mismatches are common and permanent. | Surveyor's sketch vs sale-deed schedule | Critical | Licensed surveyor |
| Vacant, undisputed possession | Walk the plot: no structures, no cultivation by a third party, no fencing dispute. Ask the neighbours who they believe owns it — answers are revealing. | Site visit + photos (dated) | Critical | You |
| Access road exists — on ground and on paper | The approach road must exist physically AND be a road in the approved layout plan — not a private strip a neighbour can fence off later. | Approved layout plan showing the road + site visit | High | You |
| Actual road width matches records | Measure the road gate-to-gate yourself. The FSI, setbacks and floor count in this report all key off road width — records and reality often differ. | On-site measurement vs layout plan | High | You |
| Legal water, power & sewer availability | Confirm with the utility offices (not the seller) that legal connections are available to this layout — water board, electricity board, underground drainage. | Utility office confirmation / neighbours' connection bills | Medium | You |
Financial & no-dues (5 checks)
| Check | What “verified” means | Document | Risk | Who verifies |
|---|---|---|---|---|
| Property tax paid up to date | Latest tax-paid receipts in the seller's name, and no arrears on the khata/patta — arrears transfer with the property, not the seller. | Last 3 years' property-tax receipts | High | You |
| Mortgage released / loan foreclosed | If the plot was ever pledged (it shows in the EC), the bank's release deed must be REGISTERED — a closure letter alone doesn't clear the record. | Registered release/discharge deed + bank NOC | Critical | Property lawyer |
| Guidance value vs asking price | Look up the government guidance value for the street — it sets minimum stamp duty, and a large gap vs the asking price affects loan eligibility and negotiation. Portal: Kaveri guidance value (Karnataka) / TN guideline value. | Guidance-value extract for the survey number / street | Medium | You |
| TDS under §194-IA (price above ₹50 L) Only if the sale price exceeds ₹50 lakh | If total consideration exceeds ₹50 lakh, YOU must deduct 1% TDS at payment and deposit it against the seller's PAN (Form 26QB) — the obligation is the buyer's. | Form 26QB filing + TDS certificate (Form 16B) | Medium | CA / tax advisor |
| Layout association / developer dues cleared | Ask the layout's residents' association or developer for a no-dues confirmation — maintenance, corpus and water charges follow the plot. | No-dues letter from the association / developer | Low | You |
Red flags that should stop the deal
The 11 critical-risk checks above are the “don't sign yet” list. What bad looks like:
- Mother deed & 30-year title chain: A missing link deed in the chain ("lost", "will produce later").
- Encumbrance Certificate (EC), 30+ years: Undischarged mortgage or court attachment in the EC.
- Khata / Patta in seller's name: B-Khata — building-plan sanction is routinely refused.
- Litigation & acquisition search: Any pending suit or injunction on the survey number.
- Master-plan land use is Residential: Plot falls in green belt / agricultural / industrial zone.
- DC conversion / NA order (ex-agricultural land): 'Zoned residential so conversion not needed' — false.
- Layout sanction & plot release: 'Revenue site' / unapproved layout.
- Rajakaluve / lake buffer & road-widening lines: Any part of the plot inside a drain/lake buffer — buffer violations get demolished.
- Boundary survey matches the deed: Ground measurement smaller than the deed (you pay for area you don't get).
- Vacant, undisputed possession: Any occupant or structure on the plot.
- Mortgage released / loan foreclosed: Mortgage in the EC with no registered release.
Track this checklist against a real plot — free
The feasibility report carries this checklist as a live tracker: mark each item Verified / Pending / Missing per plot, verification dates stamp automatically, progress shows on your plot shortlist, and the critical-open count tells you whether it's safe to sign. It sits alongside the plot scorecard, the legal building envelope (setbacks, FSI, floors) and construction cost estimates for the same plot.
Frequently asked questions
What documents should I check before buying a plot in Tamil Nadu?
The essentials: the mother deed with an unbroken 30-year title chain, a fresh Encumbrance Certificate (EC) covering 30+ years, patta and chitta in the seller's name, the approved layout sanction showing your plot in the released list, DC/NA conversion if the land was ever agricultural, a licensed surveyor's boundary check, and up-to-date property-tax receipts. This guide lists all 25 checks across four pillars — legal title, zoning and approvals, physical condition, and financial dues.
What is an Encumbrance Certificate and how many years should it cover?
Pull a fresh EC for the full period — every registered mortgage, lien and sale on the property shows here. Form 15 lists transactions; Form 16 means nil encumbrance. Ask for 30+ years, dated within the last month — on TNREGINET for Tamil Nadu or Kaveri Online for Karnataka.
What is patta and chitta?
Patta is the Tamil Nadu revenue record naming the land holder; chitta (adangal) carries the land's classification and extent. Get the khata certificate + extract (Bengaluru) or patta & chitta (Chennai) and match the name and measurements against the sale deed. In Bengaluru specifically confirm A-Khata.
Can I buy a plot in an unapproved layout?
A "revenue site" in an unapproved layout is the single most common plot-buying mistake: building-plan sanction is routinely refused, resale value suffers, and regularisation is never guaranteed. The layout must be approved by the competent authority (BBMP/BDA in Bengaluru, CMDA/DTCP in TN) AND this specific plot must be in the released (not mortgaged-to-authority) list.
Who verifies the documents when buying a plot?
You can pull portal records (EC, patta/chitta, layout lists, guidance value) yourself, but the title chain, litigation search and conversion orders need a property lawyer, and the boundary and buffer-line checks need a licensed surveyor. A checklist tells you what to ask for — it never replaces them.
Statuses in the report are self-reported and never verified by Plot2Plan — engage a property lawyer for the title work and a licensed surveyor for boundaries before paying an advance.