How to Verify Agricultural Land Ownership Legally - A Step-by-Step Guide

Is the Land Really Theirs to Sell? Here’s How to Know Before You Buy

In recent years, many land buyers have faced legal troubles because they trusted the seller blindly or skipped proper verification steps.

For example, in 2022, a man in Erode district of Tamil Nadu purchased 4 acres of farmland, only to later discover that the seller didn’t even have the legal right to sell it. The land belonged to the seller’s deceased father and had multiple legal heirs who never gave consent. This led to a court case and loss of both money and peace of mind.

The hard truth is: buying land without legal checks can result in land loss, disputes, and even years of litigation.

What This Blog Will Help You With

You'll learn how to verify land ownership legally
Understand which documents to collect and how to read them
Find out how to check online land records and dispute status
Know your legal rights and avoid common land frauds

By the end, you’ll have a full checklist to verify agricultural land before purchasing.

1. Start by Examining the Title Documents

Before you even talk about price, the first thing to verify is whether the seller is legally allowed to sell the land.

Documents You Must Ask For:

Sale Deed

This is the final proof that the seller owns the land and has the right to transfer it. It should mention the land location, measurement, survey number, and previous seller details. Check whether this document has been registered at the sub-registrar office.

Real Example: In Pune, a buyer accepted a photocopied sale deed and later found out the original was never registered. The seller disappeared, and the buyer couldn’t claim the land.

Title Deed

A registered title deed ensures that the person selling the land is the lawful owner. It also shows how the seller acquired the land—through purchase, inheritance, or gift.

Encumbrance Certificate (EC)

This certificate proves whether there are any outstanding loans, mortgages, or legal claims on the property. You can get it from the Sub-Registrar Office by giving the survey number or property details.

You can find a full state-wise guide here: How to Check Property Ownership Online in 2025 – State-Wise Land Record Guide for Safe Deals

Mutation Certificate (Patta/Chitta in Tamil Nadu)

Mutation shows that the seller’s name is updated in the land revenue records. If mutation has not been done, the ownership may not be fully recognized by the government.

Always demand original documents. Cross-check them with the Sub-Registrar’s office or revenue department.

2. Verify Ownership Through Government Land Records

Having documents is not enough—you need to verify their authenticity.

Where to Check:

Online Land Record Portals

Most states offer land record portals. Some examples:

Telangana: Dharani Portal
Uttar Pradesh: Bhulekh UP
Maharashtra: Mahabhulekh
Tamil Nadu: TN e-Services

These portals let you search by survey number, patta number, or landowner’s name. You can see ownership details, past transactions, and any disputes.

Example: A farmer in Telangana used Dharani and discovered that the land had multiple transactions in one year—this was a sign of fraud.

Tehsildar Office

You can apply for certified land ownership records if you’re unable to get it online. The local revenue officer (Tehsildar) can verify if the land is free from disputes or government acquisition plans.

Village Panchayat or Taluk Office

Especially useful for verifying land history, tax receipts, and physical maps of land.

Ensure that the land ownership history is clear, continuous, and legally recorded.

3. Understand the 7/12 Extract or Land Revenue Documents

In states like Maharashtra, Gujarat, and Rajasthan, the 7/12 extract is a vital record that shows everything about the land’s legal and physical details.

What to Look For in the 7/12 Extract:

Name of the current landowner
Type of land use (agricultural, residential, industrial)
Details of court cases or land disputes
Crop history and soil classification
Any joint ownership or government acquisitions

Example: A buyer in Nashik planned to cultivate grapes, but the 7/12 extract revealed that the land was under a legal stay due to boundary issues with a neighbouring plot.

If you see any pending litigation, take legal advice before buying.

4. Check for Ongoing Legal Disputes

Don’t assume that absence of documents means everything is clear. Land may still be part of a court case or family conflict.

How to Check for Legal Problems:

Visit the State Land Portal – look for keywords like “encumbrance,” “case pending,” or “stay order.”

Go to the Local Civil Court – provide the survey number or landowner's name to check for any civil cases.

Hire a Legal Advisor – a property lawyer can conduct a detailed background check through court databases.

Real Story: A family in Madurai purchased 2 acres without checking the records. Six months later, they received a court notice from a relative of the previous owner claiming inheritance rights.

Even one pending case can block your registration and possession.

5. Know the Zoning and Conversion Rules

Agricultural land cannot be used for housing or industrial purposes without conversion approval. This can affect resale value and future use.

What You Need to Check:

Zoning Classification

Confirm with the local Town Planning or Municipality office. If the land is in a restricted or protected zone, you cannot convert it.

Land Conversion Certificate

Issued by the Revenue Department if agricultural land is allowed to be converted. Some states like Karnataka have a DC Conversion process.

Example: In Hosur, a buyer invested in farmland with plans to build a farmhouse. Later, he found out that the land was part of an eco-sensitive zone—conversion was denied.

Always ask for a certified copy of conversion status before paying token advance.

6. Verify Seller Identity and Authority to Sell

Scammers often use fake IDs or pretend to be landowners. Some even show properties that belong to someone else.

What to Do:

Collect Aadhaar Card, PAN Card, and voter ID of the seller.
Cross-check if these IDs match the name on the title deed and mutation records.
If a Power of Attorney (PoA) is being used, ensure it is registered and authorises the sale clearly.
If there are multiple owners, get a No Objection Certificate (NOC) from each of them.

Example: A buyer in Coimbatore lost his entire savings after buying 5 acres from a man impersonating his brother. The real owner filed a police complaint, and the buyer had no legal support.

Verification of identity is as important as land verification.

7. Visit the Land Physically and Get a Survey Done

Never rely only on papers or online maps. A site visit is mandatory to check:

Whether the land physically exists and is not encroached
Boundaries match the revenue records
Soil type and water availability
Access to roads and power supply

You can also engage a licensed land surveyor to measure and map the property officially.

Example: In Salem, a buyer realised during site visit that a part of the land was being used by a neighbouring poultry farm without permission. The matter had to be settled locally before the deal was finalised.

Looking for verified agricultural properties with clear titles? Explore listings that already include essential ownership documents.

8. Complete Sale Registration & Update Mutation

Once you're fully satisfied, it's time to legally make the land yours.

Legal Steps:

Draft a Sale Deed with help of a lawyer
Register it at the Sub-Registrar Office where the property is located
Pay the applicable stamp duty and registration fees
Apply for mutation of land records so that your name appears in the official revenue documents
Collect your Patta, Chitta, and EC with updated owner details

Example: A buyer in Delhi skipped mutation after registration. Later, the land got listed in the seller’s name for a government acquisition project, and compensation went to the previous owner.

Registration without mutation can leave ownership incomplete.

Final Words: Secure Your Farmland Investment the Legal Way

Verifying land ownership may seem time-consuming, but it’s the only way to ensure you’re not buying problems. Always double-check everything and consult legal professionals when needed.

Summary Checklist:

Ask for sale deed, EC, title deed, and mutation certificate
Verify ownership on official land record portals
Check land classification and zoning
Ensure seller’s identity and authority
Visit the land and get boundaries verified
Register and mutate your ownership after purchase

Looking to buy safe, verified agricultural land?

Visitwww.MaadiVeedu.comfor listings and expert support.

Read more legal guides and checklists on blog.maadiveedu.com

Frequently Asked Questions (FAQs)

1: How can I know if the land is disputed?

Check state land portals for encumbrances or visit local courts. Any registered dispute will be listed in land records.

2: Is it possible to use agricultural land for a farmhouse?

Only if it is allowed under local zoning laws or after receiving conversion approval.

3: What is a mutation certificate and why is it important?

Mutation reflects ownership in government revenue records. Without it, you may face issues in paying land tax, selling, or getting compensation.

4: How much does land registration cost?

Stamp duty varies by state (usually 4%-7%), and registration fees are usually 1%. Check your local sub-registrar office for the exact rates.