A Practical Guide for First-Time Land Buyers
Buying land is one of the most valuable investments you can make — whether it’s for building your dream home, starting agriculture, or long-term returns. But one mistake can cost you your peace, money, and legal safety. In many real estate scams, buyers are tricked due to incomplete documentation or blind trust.
This blog breaks down the top 5 documents you need to check before buying land, how to cross-check key details, and what to do for full legal clarity. Whether you're buying land in Tamil Nadu, Telangana, Karnataka, or elsewhere, these points apply across states.
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Why Verifying Land Documents is Non-Negotiable
Land-related frauds have increased in recent years — from illegal sales of government land to disputes between family members or duplicate registrations. Verifying original documents isn't optional — it is the first step toward safe ownership.
Common Buyer Mistake (Real Case):
In 2023, a buyer near Chengalpattu purchased 1 ground of land with only a Patta and a copy of the Sale Deed. Months later, the original landowner filed a case as the land was fraudulently sold by a broker using fake documents. The buyer lost both land and money.
✅ 5 Essential Documents to Check Before Buying Land
1. FMB Sketch (Field Measurement Book)
This is a survey map that shows the exact size, shape, and boundaries of the land. It confirms the survey number and how the land is laid out on ground.
- Issued by: Taluk or Survey Department
- Why it matters: Ensures physical location matches the documents
- How to verify: Compare with a GPS-based land survey done by a licensed surveyor
👉 Need to convert land area from acres to square feet or cents? Use our Unit Converter Tool to get accurate results instantly.
2. A-Register Extract
This register is maintained by the Village Administrative Officer or Taluk Office and lists all land records in that area.
- What it contains: Owner’s name, classification (wet/dry), survey number, extent
- Why important: Confirms the land’s classification and latest revenue records
Pro Tip: If the A-Register and Patta show different names or land types, stop and investigate before proceeding.
3. Patta (Land Ownership Record)
Patta is a revenue document that confirms the current owner of the land and its classification.
- Issued by: Tahsildar office
- Must Match: Survey number, owner name, and classification (residential/agricultural)
- Patta must be in the seller’s name at the time of registration
Important: If Patta is in a deceased person's name, ask for a legal heir certificate and mutation proof.
4. Registered Sale Deed (Title Deed)
This is the most critical document that legally proves ownership of the land. It shows how the current seller acquired the property — through sale, gift, inheritance, etc.
- Check: Sub-registrar registration number, registration date, stamp duty
- Ensure the land extent, boundaries, and survey number are correctly mentioned
📌 Ask for a certified copy from the Sub-Registrar if original is unavailable.
5. Encumbrance Certificate (EC)
This certificate shows the legal and financial history of the land — including loans, disputes, or pending registrations.
- Where to get: Local Sub-Registrar office or online
- Check for: At least 30–40 years history
- Must show: “No encumbrance” or clean transactions
Real Incident: In Hyderabad, a buyer discovered a mortgage of ₹9.5 lakhs on land after registration — because EC was checked for only 5 years.
Cross-Check These Details in All Documents
Make sure the following are consistent across Patta, A-Register, Sale Deed, FMB Sketch, and EC:
- Survey Number: Should match exactly across all documents
- Owner Name: Including initials, spelling, and parent’s name
- Extent of Land: Match the area in sq.ft/acres with physical measurement
- Four-Side Boundaries: Must match with what’s shown on FMB and seen on site
📐 Not sure how to convert ground to sq.ft or cent to acre? Use our free Land Unit Converter for fast and accurate conversions.
Legal Classification & Zoning: Don't Skip
Agricultural Land
If you're buying land for housing or commercial use, make sure the land is converted legally.
- Tamil Nadu: DTCP conversion approval
- Karnataka: DC Conversion Certificate
- Telangana: Layout approval from HMDA
Tip: Check whether the land is in a no-construction zone, near lakes, or marked for road widening.
Residential/Urban Land
Visit your municipality or town planning department to check:
- Zoning category (residential/commercial/mixed)
- Road access
- Building approval norms
- FSI (Floor Space Index) rules
Currency Conversion for NRI Buyers
If you're an NRI investing in land, make sure payments are done via NRE/NRO accounts only.
💱 For up-to-date INR value comparisons, try our Currency Converter Tool before finalizing transactions.
Calculate Loan Eligibility Instantly
Planning to finance your land with a loan? Banks offer land purchase loans only for clear-title plots.
🏡 Use our Home Loan Calculator to estimate EMI, tenure, and eligibility — instantly and accurately.
Legal Vetting: The Final & Most Crucial Step
Once personal checks are done, you must engage a property lawyer to review:
- Ownership history (30–40 years)
- Sale deed legality and mutation status
- Legal heirs, disputes, or partition issues
- Approval certificates (if converted land)
Always ask for a Legal Opinion Letter that clearly states whether the property has “marketable title” and is safe to buy.
Bonus Checks Before Registration
- Visit the land during rain to check waterlogging
- Ask neighbours about ownership history
- Confirm electricity and water access
- Check road access with RDO or Panchayat
- In Tamil Nadu, also review Chitta and Adangal records
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Frequently Asked Questions (FAQs)
1: Can I buy land with just a Patta?
No, Patta alone isn’t enough. You need a Sale Deed, EC, and A-Register for full legal clarity.
2: How long should the Encumbrance Certificate cover?
At least 30 to 40 years or from the date of first registration.
3: What’s the most important document in a land deal?
The Sale Deed, but it must be supported by FMB, EC, A-Register, and Patta.
4: Can I register land if one co-owner refuses?
No, registration requires consent and signature from all co-owners or a power of attorney.
5: What should I do if the land is under loan?
Ask the seller to clear the loan and obtain a “No Dues Certificate” from the bank before registration.
Conclusion
Buying land is a powerful investment — but only when it's done right. Proper documentation, legal vetting, and practical checking save you from years of stress. Don’t get lured by low prices or verbal promises. Documents are everything in land purchase.
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Use powerful calculators and guides on blog.maadiveedu.com to convert land units, calculate EMI, or check currency values — everything you need for informed land buying.