Indian Land Purchase Due Diligence Checklist

Land Due Diligence

Comprehensive Legal and Physical Checklist for Buying Plots in India

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Important Legal Notice: This checklist is for educational guidance and preliminary due diligence only. You must always consult a local property lawyer for the final Verification of Title (Title Search Report) before making any payment.

Online Preliminary Checks

Verify Current Khatauni (Bhulekh)

Visit state Bhulekh website. Verify the owner’s name matches the ID proof exactly.

Check Encumbrance (IGRS/NEC)

Check for loans or mortgages online via the IGRS portal. Ensure “Nil Encumbrance” certificate is available.

Double Entry Check

Ensure the land is not sold to multiple people. Look for “Rakba” (Area) consistency.

Document History (Chain of Title)

Check Last 3 Years Khatauni (Minimum)

Ideally, check the last 12-30 years. Verify how the title passed from one person to another.

Remaining Area (Shesh Rakba)

Critical: Calculate Total Land Owned MINUS Total Land already Sold. Does the seller actually have enough land left to sell to you?

Verify Last 2 Owners (Previous Deeds)

Ask for the “Mother Deed” or previous Sale Deeds. Ensure the link between Owner A -> Owner B -> Current Seller is unbroken.

Tehsil / Patwari Visit (Crucial)

Get Certified Copies (Uddharan)

Do not rely on online printouts. Apply at Tehsil for a “Verified/Certified” copy of Khatauni & Naksha (Map) with official stamp.

Is the Land “Notified”?

Ask the Lekhpal if the government has issued a notification to acquire this land for Highways/Railways/Projects.

Land Conversion Status (Section 143)

Is it currently Agricultural or converted to Residential (Abadi)? If Agricultural, can you legally build a house?

Pending Court Cases / Stays

Ask specifically about “Vivaad” (Dispute) or Court Stay Orders on that Gata Number.

Is Registry Open?

Confirm that the Registry for this specific area/village is currently open and not halted by the DM.

Verify Land Category

Ensure it is NOT: Talab (Pond), Gram Samaj, Cemetery (Kabristan), or Tribal (SC/ST) land (unless you have permission).

Physical Verification

Verify Plot Size (Physical vs Paper)

Hire a private Surveyor. If paper says 1000 sqft but physical walls enclose only 900 sqft, NEGOTIATE or WALK AWAY.

Talk to Neighbors

Ask villagers: “Who owns this?” “Is there any family dispute?” “Does water log here?”

Seller & Location Identity

Verify “Sell By Owner” Status

Match the person selling with the name on the Registry. If they are a Power of Attorney (POA) holder, do NOT pay until the POA is verified valid at the Sub-Registrar office.

Map & Coordinates Check

Don’t rely on vague directions. Get the exact Latitude/Longitude of the center of the plot. Use the tool below to verify it on Google Maps.

Pre-Registry Document Mandates (CRITICAL)

MANDATORY: Confirm the draft registry paper explicitly includes: ID Proof reference, a clear Landmark description, the exact Latitude/Longitude, and a reference to the Picture Location (as visual record).

Historical Check (Google Earth)

Check historical satellite imagery on Google Earth (Desktop). Was this land a water body (Talab) or low-lying area 10 years ago?

Quick Location Checker Utility

Enter coordinates (e.g., 28.6139, 77.2090) to confirm the exact land location using Google Maps.

Latitude

Longitude

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Land Ownership, & Plot Records: Verification, Mortgage, & Naksha

Land Due Diligence

Online Preliminary Checks

Document History (Chain of Title)

Tehsil / Patwari Visit (Crucial)

Physical Verification

Seller & Location Identity

Quick Location Checker Utility

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