Buying land looks easy. But missing just one paper can cost your life savings. In India, land fraud is common. People sell the same plot to two buyers. Others sell land they do not even own. Some sell government land without any rights.
You can avoid all this. Just check the documents, step by step. Here is how to do it right.
“A clear paper is worth more than a cheap deal.”
Always Begin With the Title Deed
Title deed proves who owns the land. This is the most important paper. If the title is not clear, stop right there.
- Ask for the latest sale deed copy
- It should have seller’s full name and photo
- Check the registration number and office
- Confirm land size and location match the plot you saw
You must also trace the ownership for the last 30 years. This is called the chain of title. Ask the seller for past deeds or use a local lawyer.
Verify the Mutation Document
Mutation is the update of land ownership in revenue records. Without this, the land is not in the seller’s name.
- Visit the local tehsildar office
- Ask for a certified copy of Khatauni or Jamabandi
- The seller’s name should match the title deed
If the mutation is pending, the land may still legally belong to someone else.
Check Land Classification and Master Plan
Not all land is for houses. Some are marked for farming, road, or forest. You must check the master plan.
- Go to the city development authority office
- Ask if the land is residential, agricultural, or green zone
- If it is not residential, you need land use conversion (CLU)
In most cases, building on wrong land will invite legal trouble or demolition.
Confirm Land Use Approval (CLU)
If the land was agricultural earlier, it must be converted. This process is called CLU.
- Get copy of CLU letter issued by district collector
- It should allow the specific use: house, shop, factory
- Check if any conditions are mentioned
Builders often skip this step. Buyers then suffer after payment. Never buy land without a valid CLU.
Make Sure It Is Not Government or Panchayat Land
Some plots are part of nazool land, village common land, or forest department area. These cannot be sold privately.
- Visit local land record office or SDM office
- Ask for land survey number and check in public maps
- Use official state portals like:
- UP Bhulekh
- Maha Bhumi Abhilekh
- Dharani Telangana
Ask for Encumbrance Certificate
Encumbrance means loan or legal case on land. This certificate shows if the land is clean.
- Apply at sub-registrar office or use online portal
- You will get Form 15 (with charges) or Form 16 (no charges)
- It must show seller’s name for the last 13 years or more
If the EC is not clean, step back. Do not believe oral promises.
Check RERA Registration if It’s Part of a Layout
If you are buying from a builder or in a plotted project, RERA is a must.
- Visit your state RERA portal (e.g., UP-RERA, Haryana-RERA)
- Search by project name or builder name
- Check if the layout is approved
- Read delivery timelines and case records
Projects without RERA often lack approval. You may lose money or face a long delay.
Inspect the Tax and Bill Receipts
Pending dues can be a hidden trap. Always ask for paid receipts.
- Land revenue tax must be paid till this year
- If there is a borewell or water line, check water bill
- If boundary wall or structure exists, ask for property tax proof
Unpaid bills may later become your headache.
Always Visit the Site and Ask Neighbors
Papers look good on file. But the real test is on the ground.
- Visit with the seller and check boundaries
- Ask nearby plot owners if the seller is true owner
- Confirm that there is no right of way dispute
Also check if any local litigation or stay order is active.
Common Frauds You Must Avoid
Real estate fraud is clever but predictable. Spot the red flags early.
- Seller rushes you to pay token without full papers
- Same plot sold to multiple people
- Signatures on deeds do not match Aadhaar
- Land not shown in official records
- Too cheap price compared to market rate
If you sense pressure, delay, or doubt—walk away.
How Propaalay Realtors Help Buyers
We check all papers before showing plots. We do background checks from tehsildar to sub-registrar. Our team helps you:
- Verify title deed and past chain
- Confirm mutation and tax paid status
- Check CLU, EC, and RERA if needed
- Visit site with you
- Get registry and mutation done same day
Our buyers never face fraud. We keep things simple, clear, and legal.
Final Word: Paper First, Payment Later
Never pay anything before checking papers. Not even token money. Not even the booking amount.
Good land will wait. Fake land will rush.
Propaalay Realtors can help you check land legally across UP, Delhi NCR, and Haryana.
