Land Documents in India: 12 Papers You Must Check Before Buying
A property may look perfect during a site visit: There could be a good road, the boundary stones would be clearly visible, and the area might seem very promising. But in India it is the paperwork that actually determines whether the land is yours. The majority of land disputes that we come across do not arise because of the location being bad; instead they are caused by the absence of a document, a discrepancy in the names, or a loan which the buyer was entirely unaware of.
The guide shows you the land documents in India that any buyer should examine, explains what each document proves, and tells you how to verify them; where helpful we have used examples from Tamil Nadu since names and online portals vary from state to state, but the principles apply everywhere.
Before buying land in India, check these 12 documents:
-
Sale deed / title deed
-
Mother deed and link documents (30-year chain)
-
Encumbrance Certificate (EC)
-
Patta / Record of Rights (Khata, 7/12, RTC, Jamabandi, depending on state)
-
Mutation record
-
Survey sketch (FMB / village map)
-
Land use and conversion order
-
Layout or planning approval (DTCP, CMDA or local authority)
-
RERA registration (for developer projects)
-
Property tax and dues receipts
-
Power of attorney (if the seller acts through someone)
-
Seller ID, legal heir and loan-release documents
If any of these is missing, unclear or doesn’t match the others, pause and get a property lawyer’s opinion before paying.
The 12 land documents in India you must check:
1. Sale deed (title deed)
What it is: The official document that transferred the land to the present seller. It serves as the primary evidence of ownership.
Why it matters : The importance of this point is that the individual whose name appears on the title deed is the only one who can sell the land; if the seller’s name does not appear on it, they cannot legally sell it to you.
What to check: The seller’s name, the survey number, the extent (area), the boundaries and the registration details obtain a certified copy from the sub-registrar’s office and then compare it with the original.
2. Mother deed and link documents
What it is: The mother deed ( parent document) explains the method by which ownership passed on from one owner to another over the years; together, these documents are referred to as link documents.
Why it matters : A clear and continuous chain of ownership, preferably one that lasts for 30 years or longer, proves that no one else has an unstated claim to the land.
What to check: Things to check include whether each transaction in the chain. No matter if it is by way of sale, gift, partition, will, or inheritance, should be recorded and links to the one that follows it; any missing link should be a warning sign.
3. Encumbrance Certificate (EC)
What it is: A certificate issued by the registration department which gives a list of all the transactions that have been registered for a property during a particular period, for example sales, mortgages and leases.
Why it matters : It shows whether the land has an existing loan, mortgage or legal charge. You don’t want to buy land that a bank can still claim.
What to check: Requesting an EC for a period of at least 30 years; ensure that the ownership chain as shown in the EC corresponds with that in the link documents and that there are no outstanding mortgages; in Tamil Nadu you can search for and download the EC on the TNREGINET portal (1acre).
4. Patta / Deed of Rights
What it is: A record of revenue which indicates who the government considers to be the owner or holder of land; the term varies from state to state, for example it is called Patta in Tamil Nadu, Khata in urban Karnataka, 7/12 extract in Maharashtra, RTC or Pahani in Karnataka and Telangana, and Jamabandi in Punjab and Haryana, as well as Khatauni in Uttar Pradesh.
Why it matters : The sale deed serves as proof of the transfer and the revenue record acts as proof that the government has entered it into its records; the two records should agree.
What to check: The owner’s name, the survey number, the extent and the type of land. In Tamil Nadu the patta contains the patta number, the owner’s name, the survey number, the area and the land type and it can be viewed on the eServices portal (1acre). The name of the owner should exactly match that on the seller’s ID and the sale deed.
5. Mutation record
What it is : Mutation is the update of the revenue record after a sale or inheritance, moving the land into the new owner’s name. In Tamil Nadu, this is the patta transfer.
Why it matters : A seller may hold a registered sale deed but still not have the patta in their name. This gap can cause delays in obtaining your own patta, as well as in securing loans and connecting utilities.
What to check: Make sure that the current revenue record shows the seller; if it doesn’t, then ask the seller to carry out the mutation before the registration takes place.
6. Survey sketch (FMB, village map)
What it is: A measured map of the survey number showing its shape, dimensions and neighbouring survey numbers. In Tamil Nadu it is known as the FMB (Field Measurement Book) sketch.
Why it matters : It proves the land which you see on the site is the same land mentioned in the documents, and that it has the correct size and boundaries.
What to check: Comparing the sketch with the site; you might want to hire a licensed surveyor to measure the plot and put in the boundary stones before making the payment.
7. Land use and conversion order
What it is: This refers to the documentation that shows how the land can legally be used. Generally, agricultural land must go through an official change of use (it is often referred to as NA or non-agricultural permission, or land reclassification) if a house is to be built on it.
Why it matters : Building on unconverted agricultural land can lead to penalties, refusal of building permission, or problems with loans. Some states also restrict who can buy agricultural land.
What to check: The land classification as shown in the revenue record and the master plan zoning; if the land has been converted, obtain a copy of the order. In Tamil Nadu, it is also necessary to verify that the land is not poramboke (i.e. government land) or that it has been classified as a wetland.
8. Approval of the layout or the plan
What it is: This refers to permission granted by the planning authority for the layout or the building, for example DTCP or CMDA in Tamil Nadu, or a development authority such as BDA, HMDA or DDA in other states.
Why it matters : Approved layouts include legal roadways, open space, and defined plot sizes, since banks are willing to lend money on them and local authorities grant building permissions for them.
What to check: The approval number and date, the approved layout plan, and the fact that your plot number and size are listed on it. To find out which authority applies, refer to our guide on DTCP vs CMDA approval.
9. Registration with RERA (for projects by developers)
What it is: Registering the project with the state’s Real Estate Regulatory Authority, for example TNRERA in Tamil Nadu or MahaRERA in Maharashtra.
Why it matters : RERA requires developers to disclose their approvals, timelines, and the title to the land, and it provides you with a legal means of making a complaint if the promises are not kept.
What to check: When you are purchasing a plot from a developer whose layout exceeds the state’s size limit, you should look up the RERA number on the official RERA website and verify that the details listed there agree with those in the brochure and the agreement. Plots that are being resold individually generally do not require RERA.
10. Property tax and dues receipts
What it is: This refers to receipts for land or property tax, and in the case of water, electricity or association fees as well.
Why it matters : Unpaid fees can be transferred to the new owner, and current receipts also indicate that the seller was regarded as the owner by the local authority.
What to check: The most recent receipts are in the seller’s name, that they refer to the correct survey or assessment number, and that they show there are no arrears.
11. If applicable, a power of attorney
What it is: It is a legal document which enables a person to sell the land on behalf of the owner.
Why it matters : Sales involving a power of attorney are frequently used in cases of fraud; a power of attorney can be cancelled or it ceases to be valid if the owner has died.
What to check: Whether the power of attorney has been registered, specifically whether it grants the authority to sell the property, and whether it is still valid. If you can, talk directly to the owner and make sure that they are alive and giving their consent.
12. Seller ID, legal heir and loan-release documents
What it is: A group of supporting papers that confirm the seller’s identity and right to sell:
Seller ID: The seller’s Aadhaar number, PAN, and address proof must match the name on the deed and the revenue record.
Certificate of legal heirship or documents relating to succession: In the case of inheritance, all the legal heirs must agree to the sale, generally by signing the deed or a release deed.
To close the loan / to obtain a no-objection certificate: If the land had a mortgage, then a no-objection certificate from the bank and a registered release of the mortgage.
Why it matters : A missing heir or an outstanding loan can come to light years later and question your ownership.
What to check: The names being exactly the same in every document, all the heirs being included, and the equity release showing that the mortgage has been released.
Land documents checklist at a glance
|
S. No |
Document |
What it proves |
Where to get it (Tamil Nadu example) |
|
1 |
Sale deed / title deed |
Current ownership |
Seller; certified copy from sub-registrar office |
|
2 |
Mother deed & link documents |
Clean ownership history |
Seller; sub-registrar office |
|
3 |
Encumbrance Certificate |
No loans or charges on the land |
TNREGINET (tnreginet.gov.in) |
|
4 |
Patta / Record of Rights |
Government revenue record of owner |
eServices (eservices.tn.gov.in) |
|
5 |
Mutation record |
Revenue record updated to seller |
eServices; Tamil Nilam portal for status |
|
6 |
Survey sketch (FMB) |
Correct size, shape and boundaries |
eServices; licensed surveyor |
|
7 |
Land use / conversion order |
Land can be used for housing |
Revenue / planning office |
|
8 |
Layout or planning approval |
Legal layout, roads and plot |
Single Window Portal (onlineppa.tn.gov.in) |
|
9 |
RERA registration |
Developer project is registered |
TNRERA website |
|
10 |
Tax and dues receipts |
No unpaid dues |
Seller; local body |
|
11 |
Power of attorney |
Agent’s authority to sell |
Seller; sub-registrar office |
|
12 |
Seller ID, legal heir, loan release |
Seller’s identity and full right to sell |
Seller; revenue office; lending bank |
State portals differ. Outside Tamil Nadu, look up your state’s land records portal (often called Bhulekh, Bhoomi, Mahabhumi or similar) and its registration department website.
How to verify land documents online (Tamil Nadu example)
You needn’t depend solely on the copies that the seller provides. Tamil Nadu has two distinct systems: the revenue records (patta, chitta, FMB, A-Register) are available on the eServices portal, and the registration records such as the EC and the guideline value are on TNREGINET (1acre). Often, first-time buyers confuse the two.
1. Patta and chitta: Go to eservices.tn.gov.in, select the district, taluk and village, and then input the survey number. Make sure that the owner’s name is the same as that of the seller. To know more about how to verify patta and chitta online, refer to our guide.
2. FMB sketch: To carry out the FMB sketch, download the sketch from the same portal and then compare it with the site.
3. Encumbrance Certificate: Search for the EC on tnreginet.gov.in using the survey number for a period of at least 30 years.
4. Patta transfer status: To check the status of the patta transfer, use the Tamil Nilam portal and see if a mutation is pending (Verified.RealEstate).
5. Approval of the layout: Look up the approved plan list on onlineppa.tn.gov.in.
Be careful about websites that resemble the real one; some fraudulent sites will request payment, so you should use only the official government websites (99Land).
Red flags that should make you pause
•The name of the seller is different in the sale deed, the patta and the ID.
•The EC displays a mortgage that has no release on file.
• There is a break in the chain of ownership, or the link document “is not available.”
• The seller is carrying out the sale only via a power of attorney and does not meet with you.
• Haven’t all the legal heirs signed?
• The land is used for agricultural purposes and has no conversion category, being instead classified as poramboke or wetland.
• The plot is not in accordance with the approved layout plan or the approval has only been applied for.
• There is a pressure to pay a big advance even before the documents have been checked.
One warning sign does not always mean fraud. It does mean you need a clear written explanation and a lawyer’s opinion before you move forward.
Final thoughts
Since land is one of the rare kinds of purchase that you can’t easily reverse, the paperwork should be given just as much care as the site itself. Refer to the 12 land documents outlined in this guide, check the most important ones yourself on the official websites, ensure that the names and survey numbers agree on all the documents, and obtain a written opinion from a lawyer before making the payment. If you’re going with any real estate company, make sure they’re clear with you on all these documents before you sign anything. This process will take a few days and offers protection for an investment intended to last a lifetime.
At Adityaram Properties we think that when people are buying land or a villa the experience should be secure right from the first day. We provide all the approvals, the title documents and the land records for our projects immediately so that you can check all the details yourself or with your lawyer before making your decision, and our team is always there to explain what each document means.
Frequently asked questions
1. To purchase land in India, what documents are needed?
The main land papers in India include the sale deed, the mother deed and the link documents, the Encumbrance Certificate, the revenue record (which may be a patta, khata or 7/12), the mutation record, the survey sketch, the land use or conversion order, the layout approval, the RERA registration for projects carried out by developers, the tax receipts, any power of attorney, and the seller’s ID together with that of their legal heir or the loan-release papers.
2. When purchasing land, what is the most important document?
The sale deed (title deed) serves as the primary evidence of ownership, but by itself it is not sufficient. It has to be supported by a clear ownership chain, a clean Encumbrance Certificate and a revenue record that matches.
3. How many years of EC should I have checked?
Look at an Encumbrance Certificate for at least 30 years since lawyers and banks usually request 30 years and a longer period provides greater assurance.
4. Would patta be sufficient as proof of ownership?
No. Patta indicates who the government considers to be the holder of the land. A person’s ownership is established by means of the registered sale deed and the associated documents. The Patta should agree with these.
5. What is a mother deed?
A parent document, or mother deed, shows the sequence in which the land passed from one owner to another over time and is used to verify that the seller’s title is both genuine and undivided.
6. Is it possible to check Indian land documents online?
Certainly. Most states provide online facilities for land records and registration. In Tamil Nadu the patta, chitta and FMB are available on eservices.tn.gov.in and the EC is on tnreginet.gov.in.
7. Is it safe to purchase land through a a power of attorney?
It could, but it involves greater risk; ensure that the PoA is on file, explicitly permits the sale, and is still valid, and get direct confirmation from the owner.
8. Shall I get a lawyer to look over the land documents?
It is strongly advised that you do so; a property lawyer is able to trace the title, identify any gaps and provide a written legal opinion, something that most banks also require before granting a loan.