Buying a plot is usually simpler than buying a flat — there is no construction delay to worry about — but it carries one big risk: the land title. Before you pay any token amount, you should verify a plot before buying it on paper, on the government portals and on the ground. This 12-point checklist covers exactly what to ask for and where to cross-check it.
Use it alongside the Plots of India buyer guide and keep a copy of every document the seller shares.
Why do you need to verify a plot before buying?
Land disputes are among the most common civil cases in Indian courts. Most problems trace back to a handful of avoidable issues: a seller who is not the sole owner, land that is still classified as agricultural, a colony without an approved layout, or an outstanding bank loan on the property.
Unlike an apartment in a large project, a plot often changes hands between individuals. There is no builder's legal team doing the homework for you, so the checks below are your responsibility.
The 12-point plot verification checklist
| # | Check | Document / source | Red flag |
|---|---|---|---|
| 1 | Seller owns the plot | Registered sale deed / title deed | Seller cannot show the original deed |
| 2 | Ownership chain is clean | Previous deeds (ideally 30 years) | Gaps or unregistered transfers |
| 3 | Revenue records match | Jamabandi / Khatauni / RoR, mutation entry | Name in records differs from seller |
| 4 | No loans or charges | Encumbrance certificate (EC) | Mortgage or lien entries |
| 5 | Land use permits housing | CLU / NA order, master-plan zoning | Land still agricultural |
| 6 | Colony is approved | Layout approval / licence (GMADA, DTCP, HMDA etc.) | "Approval in process" |
| 7 | Project is RERA registered | State RERA portal | Large layout with no RERA number |
| 8 | Dimensions match | Demarcation by revenue official / surveyor | Area on ground smaller than deed |
| 9 | Taxes are paid | Property / land tax receipts | Arrears or no receipts |
| 10 | No court case | District court and High Court case search | Pending suit on the khasra number |
| 11 | Access and utilities | Site visit, road width, power and water | No legal access road |
| 12 | Power of attorney is valid | Registered PoA (if seller uses one) | Unregistered or old GPA |
How do you check the title deed and ownership chain?
Ask for the registered sale deed in the seller's name and all previous deeds that show how the land reached them. Lawyers typically look back 30 years. Each transfer — sale, gift, partition or inheritance — should be registered and should describe the same khasra or survey number.
If the seller inherited the land, ask for the succession certificate or legal heir documents and a family settlement deed if several heirs exist. Every co-owner must sign the sale deed; one heir cannot sell the whole plot.
Check the revenue records online
Most states publish land records online. In Punjab you can search the jamabandi on the Punjab Land Records Society portal; in Haryana use jamabandi.nic.in. Confirm three things: the owner's name, the area, and that the latest mutation (intkal) reflects the seller's purchase.
What is an encumbrance certificate and why does it matter?
An encumbrance certificate (EC) lists every registered transaction on a property for a chosen period — sales, mortgages, leases and court attachments. It is issued by the sub-registrar office and is available online in many states.
Request an EC for at least the last 13–30 years. A "nil" encumbrance certificate means no registered charge exists. If the plot is mortgaged, the seller must clear the loan and give you the bank's no-dues certificate and released title documents before registration.
Is the land approved for residential use?
Agricultural land cannot be used for housing until its land use is legally changed. The name differs by state — CLU (Change of Land Use) in Punjab and Haryana, NA (Non-Agricultural) conversion in Maharashtra, DC conversion in Karnataka — but the principle is the same.
For a plot in a colony, you also need the approved layout plan or licence from the local authority: GMADA in Mohali, DTCP or HSVP in Haryana, HMDA in Hyderabad and so on. The layout shows roads, parks and plot numbers; make sure your plot number and size appear on it exactly.
Check RERA registration
Under the Real Estate (Regulation and Development) Act, 2016, plotted projects above 500 sq m or with more than eight plots must be registered with the state RERA. Read our guide on how to check RERA registration for the step-by-step process.
How do you verify the plot on the ground?
Paper checks are only half the job. Visit the site at least twice, at different times of day, and do the following:
- Get the plot demarcated by the patwari or a licensed surveyor and compare measurements with the deed.
- Confirm that the access road is public or legally granted — not a neighbour's private path.
- Check for high-tension power lines, drains, religious structures or encroachments on or next to the plot.
- Speak to neighbours about disputes, flooding and how long the colony has existed.
- Verify water supply, electricity connections and sewerage in the colony.
Not sure how plot sizes are measured locally? Our land measurement units guide explains gaj, marla, kanal and bigha.
What should you do before paying the token amount?
- Hire an independent property lawyer for a written title search report.
- Sign an agreement to sell that lists the documents the seller must hand over and the refund terms if title issues surface.
- Pay only by bank transfer or cheque — never large amounts in cash.
- Budget for stamp duty, registration and other costs (see our stamp duty and hidden costs guide).
- After registration, apply for mutation in your name so the revenue records are updated.
Final word
Most land fraud succeeds because buyers skip one check under time pressure. Work through the checklist in order, insist on originals, and walk away from any seller who resists verification. When you're ready to shortlist, browse verified plot listings on Plots of India and use this checklist on every option.