Checklist: 20 Shocking Truths Before Buying a Plot in India
Checklist Verify Now First, a real story (because this happens more than you think)
A friend of mine — let’s call him Ravi — bought a plot near Bengaluru.
Good price. Gated layout. Smooth-talking agent. All documents “ready.”
Six months later?
A farmer shows up claiming it’s his ancestral land. Turns out there was a family dispute 12 years ago. Case still pending. Sale technically illegal.
Ravi didn’t lose just money.
He lost sleep.
Confidence.
Trust.
That’s why this checklist exists.
Not to scare you.
But to protect you.
Part 1: Legal Verification Checklist (Non-negotiable)
Think of legal checks like a seatbelt.
You might never crash… but if you do, you’ll wish you had one.
1. Title Deed – Who really owns the land?
Ask for:
- Original Title Deed
- Chain of ownership for last 30 years (minimum)
What to check:
- Seller’s name matches ID proof
- No gaps in ownership transfer
- Proper registration at Sub-Registrar office
Real-life tip:
Don’t just see a photocopy. Ask to hold the original. Feel the paper. Old documents usually look old. New “old documents” are a red flag.
2. Encumbrance Certificate (EC)
This tells you if the land is:
- Mortgaged
- Under loan
- Involved in legal disputes
Get EC for last 30 years from Sub-Registrar office or online portal.
If it shows “Nil Encumbrance” → good.
If not → pause everything.
3. Land Use Conversion (NA / DC Conversion)
Is it agricultural land?
If yes, has it been converted to Non-Agricultural (NA) for residential use?
Without conversion:
- You can’t legally build
- Banks won’t give loans
- You could face demolition
Different states call it differently:
- Karnataka – DC Conversion
- Maharashtra – NA Order
- Telangana/AP – Land Use Certificate
4. Approved Layout Plan
If it’s part of a layout:
Check approval from:
- BDA / BBMP / DTCP / HMDA / Local Development Authority
Avoid:
- “Panchayat approved only” layouts
- “Approval under process” excuses
Real life truth:
Unapproved layouts get:
- No water connection
- No electricity
- No registration in future
- Sometimes demolished
5. Khata / Patta / RTC
This proves the land is recorded in government records.
Depends on state:
- Karnataka – Khata + RTC
- Tamil Nadu – Patta
- Telangana – Pattadar Passbook
- Maharashtra – 7/12 extract
Make sure:
- Seller’s name is there
- Survey number matches plot
6. Property Tax Receipts
Ask for last 3 years receipts.
Why?
- Confirms ownership continuity
- Shows no pending dues
Small detail. Big signal.
7. RERA Registration (for layouts & projects)
If builder or developer is selling:
Check RERA website.
No registration?
Walk away.
RERA protects you legally if things go wrong.
8. Sale Agreement Draft Review (By YOUR lawyer)
Not the seller’s lawyer.
Not the broker’s “known guy”.
Your lawyer.
Cost: ₹3,000 – ₹7,000
Savings: Possibly your life savings
Part 2: Real-Life Scenario Verification (This saves you from emotional damage)
Legal documents can be perfect.
Reality can still be messy.
So now we step into the mud. Literally.
9. Visit the plot more than once
- Morning
- Evening
- Weekend
Notice:
- Noise
- Water logging
- Smell from nearby factories or drains
- Access roads
A plot looks different after rain. Very different.
10. Talk to the neighbors (secret weapon)
Not the broker.
Not the seller.
The tea shop guy.
The watchman.
The old uncle sitting outside his house.
Ask casually:
“Is this land okay?”
“Any disputes here?”
“Who owned it earlier?”
You’ll be shocked how much truth lives near paan shops.
11. Verify boundaries physically
Bring:
- Survey sketch
- Layout plan
Match:
- Plot number
- Dimensions
- Corner stones
Many people buy 1200 sq ft on paper and get 1050 on ground.
Paper doesn’t argue.
Land does.
12. Access road legality
Is the road:
- Government approved?
- Mentioned in layout plan?
If access is through someone else’s land → future fights guaranteed.
13. Water source reality check
Ask:
- Borewell depth
- Water table
- Municipality supply?
Documents won’t tell you if your borewell dries in summer.
Locals will.
14. Electricity availability
Check nearest:
- Transformer
- Electricity pole
If it’s 1 km away, connection will cost you a fortune later.
15. Flood history
Google:
“Area name + flooding”
Ask locals about last monsoon.
Low-lying plots are cheap for a reason.
16. Future development plans
Check:
- Master plan of city
- Ring roads
- Highways
- Industrial zones
A highway nearby increases value.
A garbage dumping yard destroys it.
Part 3: Financial & Practical Safety Checks
17. Compare market prices
Don’t trust:
“Last plot sir… urgent sale…”
Check:
- Nearby plots
- Online portals
- Local brokers (different ones)
If price is too low → something is wrong.
Always.
18. Payment method
Always:
- Bank transfer
- Cheque
Never:
- Full cash
Black money deals = zero legal protection.
19. Sale Deed registration
Only pay full amount:
- At Sub-Registrar office
- After biometric verification
- After registration number is generated
Token first. Balance at registration.
20. Possession letter & original docs
Collect:
- Original title deed
- EC
- Tax receipts
- Approved plan
- Possession letter
Keep in waterproof folder.
And scan everything.
Twice.
Part 4: Emotional Checklist (No one talks about this)
Buying land is emotional.
Pride.
Fear.
Hope.
Pressure.
So check this too:
- Are you rushing because others are buying?
- Are you stretching budget dangerously?
- Are you ignoring red flags because the plot “feels lucky”?
Land buying requires calm, not excitement.
Excitement builds houses.
Calm protects them.
Quick Summary Checklist (Save this)
Legal:
✅ Title deed (30 years)
✅ Encumbrance certificate
✅ Land conversion
✅ Layout approval
✅ Khata/Patta/RTC
✅ Tax receipts
✅ RERA (if applicable)
✅ Lawyer verification
Real-life:
✅ Multiple visits
✅ Talk to neighbors
✅ Boundary verification
✅ Legal access road
✅ Water & electricity
✅ Flood history
✅ Future development plan
Financial:
✅ Market price check
✅ Safe payment
✅ Registered sale deed
✅ All original documents collected
Final thought (from one human to another)
Buying a plot is not just a transaction.
It’s a decision that follows you for decades.
Your children might grow there.
Your savings are locked there.
Your peace depends on it.
So take your time.
Ask “stupid” questions.
Double check.
Walk away if something feels off.
Good land will wait.
Bad land will chase you with discounts.
And if you ever feel unsure…
Pause.
That pause can save you years.
