Buying land in India is a significant financial decision — and one that carries more legal complexity than buying a flat or house. Unlike a flat, land has no builder accountability and each parcel has a unique legal history. This 15-point checklist will help you avoid the most common and costly mistakes.
Before You Even Visit the Site
1. Verify the Survey Number
Every piece of land in India has a unique Survey Number (or Gat Number in Maharashtra). Get this from the seller before anything else and verify it exists on government records. In Maharashtra, check on mahabhumi.gov.in. In Goa, use the North/South Goa Collectorate land records portal. In Karnataka, use landrecords.karnataka.gov.in.
2. Download the Revenue Records
- Maharashtra: 7/12 extract (Satbara Utara) + 8A extract from mahabhumi.gov.in
- Goa: Form I & XIV from the Collectorate's e-land records portal
- Karnataka: RTC (Record of Rights, Tenancy and Crops) from landrecords.karnataka.gov.in
Do this yourself — don't rely on the seller's copy as these can be forged or outdated.
3. Verify the Owner's Name
The seller's name must match the name in the revenue records (Column 1-6 of 7/12 in Maharashtra, RTC in Karnataka). If there is a discrepancy, get a lawyer to investigate the chain of ownership before proceeding.
4. Check Land Classification
Confirm whether the land is agricultural or non-agricultural. If agricultural and you want to build, NA conversion (Maharashtra), DC Order (Karnataka) or TCP Sanad (Goa) is required. Without this, you cannot get a building plan approved or a home loan.
Legal Verification
5. Title Search at Sub-Registrar Office
Get an advocate to do a 30-year title search at the Sub-Registrar's office. This reveals:
- All previous sale deeds — trace ownership back 30 years
- Any mortgages or loans taken against the land
- Any partition suits, injunctions or court orders
- Whether the seller actually received the land from the previous owner legally
6. Encumbrance Certificate (EC)
Obtain an EC from the Sub-Registrar covering the last 30 years. In Maharashtra, you can get this online through igrmaharashtra.gov.in. The EC shows all transactions registered against the property including mortgages, sale deeds, gift deeds and court attachments. If the EC is clean, it is a positive sign.
7. Check for Tenancy Rights (Maharashtra)
In Maharashtra, check Column 7 of the 7/12 — if a tenant's name appears as cultivator, the seller may not have clear title to sell without the tenant's surrender. This is one of the most common complications in Konkan land transactions.
8. Verify NA / Conversion Status
If the land is being sold as a "plot" or "layout plot," verify the NA order (Maharashtra), DC Order (Karnataka) or Sanad (Goa). Ask for the original document, not a photocopy. The NA order specifies the survey number, area, purpose and conditions.
9. Check for CRZ Restrictions (Coastal Areas)
For any land within a few kilometres of the coast in Konkan, Goa or Karnataka, verify whether CRZ restrictions apply. Check the CRZ map at the respective coastal zone management authority. Never purchase coastal land without CRZ verification — even if the seller claims it is "clear."
10. Verify Layout Plan Approval (for Layout Plots)
If buying a plot in a residential layout, insist on the Layout Plan number (LP number) and a copy of the sanctioned layout plan. Verify on MahaRERA website that the layout is registered. Never buy in an unapproved layout — you may not get construction permission.
Physical Verification
11. Boundary and Survey Verification
Before registration, get a licensed surveyor to physically demarcate the boundaries of the plot. Compare with the revenue records. Disputes about boundaries are among the most common post-purchase problems. Budget ₹5,000–₹20,000 for a proper survey.
12. Access Road Verification
Confirm that there is a legal right of access road to the plot. Many rural plots in Konkan have no legal road access and the buyer is dependent on the goodwill of neighbouring landowners. Insist on a road access provision in the sale deed.
13. Utility Connection Availability
Verify whether MSEDCL (electricity) power poles are within reasonable distance (typically 100–200m), water supply availability or borewell viability, and mobile connectivity at the site.
Financial and Registration
14. Check Bank Loan Eligibility
If you plan to take a land loan, verify eligibility before signing any agreement:
- Bank loans require NA status
- Layout plot must have LP number
- Maximum loan is typically 70–75% of market value
- Some banks don't lend on agricultural land — check with your bank
15. Stamp Duty and Registration
Budget for these costs at registration:
| State | Stamp Duty | Registration Charge | Other |
|---|---|---|---|
| Maharashtra | 5% (6% including metro cess for MMR) | 1% | LBT, local cess vary |
| Goa | 3.5–5% (sliding scale) | 0.5% | Urban land ceiling applicable |
| Karnataka | 5.6% (including surcharge) | 1% | BBMP cess for Bengaluru |
Red Flags — Walk Away If You See These
- Seller cannot produce original documents (only photocopies)
- Multiple names on 7/12 but only one seller — other co-owners not involved
- Seller is in a hurry to close and offering below-market prices
- Land near government/forest/road widening zones
- Column 7 of 7/12 shows a tenant's name
- Seller claims NA "is applied for" but doesn't have the order yet
- No layout LP number for a "layout plot"
- Access to plot only through another person's land with no legal right of way
Nilprabha Infinity Guarantee: We verify all 15 points above before facilitating any transaction. Our buyers receive a complete document dossier before they sign anything. Contact us to find verified land in Maharashtra, Goa or Karnataka.