Buying land in India can be one of the best investments, but it can also become risky if you don’t verify the legality and ownership properly. Thousands of buyers face fraud every year because they skip basic checks like land records, approvals, title ownership, or encumbrances.

This guide gives you a simple, step-by-step process to verify if a land/plot is legal before you invest your money.

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✅ Why Land Verification Is Important

• Protects you from fraud or disputes
• Confirms real ownership
• Ensures plot is not on government, forest, or agricultural restricted land
• Confirms land is free from loans or legal cases
• Helps you avoid losing money in illegal layouts

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📌 Step-1: Verify Land Ownership (Title Verification)

The first step is to confirm who actually owns the land.

Documents to Check:

• Title Deed / Sale Deed
• Mother Deed (Chain of Ownership)
• Mutation Records (Latest Owner Entry)

Make sure the name on the title deed matches the seller.

👉 Hire a property lawyer to verify the title history for the last 30 years (recommended).

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📌 Step-2: Check Land Records Online (State Wise Portal)

Most states in India offer online land record check.

Search using:

• Survey number
• Owner name
• Plot number

Popular Portals:

• Dharani Telangana
• Bhulekh UP / Bihar / Odisha
• Maa Bhoomi
• Bhoomi Karnataka
• Jamabandi Haryana / Punjab
• Banglarbhumi West Bengal

Verify if:

• The land is in the seller’s name
• Area matches the sale deed
• No dispute mentioned

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📌 Step-3: Check Encumbrance Certificate (EC)

An Encumbrance Certificate (EC) shows whether the land is free from loan, mortgage, or legal dues.

Apply for EC online or at the local sub-registrar office.

EC must show:

• “No Encumbrance”
• No bank loan
• No court cases

If the EC is not clear, never buy the land.

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📌 Step-4: Verify Land Use Category (Agriculture / Residential / Commercial)

Every land has a zoning type.

Check if the plot is:

• Residential
• Commercial
• Agricultural
• Industrial
• Green zone / restricted area

If agricultural land is being sold for residential use, ensure conversion approval (NA land).

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📌 Step-5: Check Layout Approvals (DTCP / RERA / Local Authority)

For plotted layouts, approvals must be from:

• DTCP (District Town & Country Planning)
• RERA (Real Estate Regulation Authority)
• Municipal Corporation / Panchayat Offices

Ask for:

• Approved layout plan
• RERA registration number
• Approval letter from planning authority

Unapproved layouts are risky and may be demolished later.

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📌 Step-6: Physical Inspection of Land

Visit the site personally to check:

• Borders & fencing
• Neighboring properties
• Access road availability
• Distance from main road
• Water & electricity access

Take a local surveyor if needed.

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📌 Step-7: Verify Seller Identity and Documents

Ask the seller to provide:

• Aadhaar card
• PAN card
• Passport-size photo
• Address proof

Check if the seller is real owner or broker.

If it’s inherited land, ask for:

• Legal heir certificate
• Family settlement deed

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📌 Step-8: Check for Government Acquisition Notices

Make sure the land is NOT:

• Under government acquisition
• Inside forest land
• On lake area
• On illegal conversion zone

Check at local Town Planning Office.

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📌 Step-9: Create Sale Agreement & Register Sale Deed

Once everything is verified:

1. Prepare a sale agreement
2. Pay advance token amount
3. Complete registration at the Sub-Registrar office
4. Update mutation records to your name

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📌 Step-10: Keep All Legal Documents Safely

After the purchase, keep:

• Registered sale deed
• Encumbrance certificate
• Tax receipt
• Mutation copy
• Layout approval papers

Store digital copies for safety.

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🟢 Quick Checklist Before Buying Land

Check	Status
Title deed verified	✔
EC (Encumbrance Certificate)	✔
Land records updated	✔
RERA/DTCP approval	✔
Seller ID verified	✔
Land use confirmation	✔
No legal disputes	✔
Layout approved	✔

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🎯 Conclusion

Buying land in India is safe only when you verify legally.
Follow these steps, check every document twice, and take help from a property lawyer if needed.

This step-by-step guide ensures your investment becomes:
✔ Safe
✔ Legal
✔ Dispute-free
✔ Profitable

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❓ FAQs

1. How do I check if a plot is legal?

Verify title deed, EC, land records, and approvals (RERA/DTCP).

2. Can I check land records online?

Yes—every state has an online land record website.

3. What is the most important document?

Encumbrance Certificate (EC)—it shows if the land has loan or dispute.

4. Should I hire a lawyer?

Yes, especially for high-value plots. It ensures 100% safety.

*This is to advised that before invest discuss with your finance advisors, prdom.com is nothing recommended personally.

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