Published 27 Sep 2026 · Last reviewed 27 Sep 2026 · 2 min read
In short: Before buying a plot, verify the registered title chain, revenue record, encumbrances, approved layout, legal land use, access, boundaries, authority permissions and draft deed.
Quick answer
Before buying a plot, verify the seller, registered title chain, revenue record, encumbrances, legal land use, approved layout, access road, exact boundaries, development authority permissions, acquisition notices, dues and the draft sale deed. Physically demarcate the land before payment.
Essential plot documents
- Seller identity and authority to sell.
- Current registered title deed and complete prior chain.
- Khata, khatauni, khasra, jamabandi or record of rights as applicable.
- Mutation entries, understood as revenue records rather than title by themselves.
- Encumbrance, registration, court and lender-charge searches.
- Approved layout and plot number.
- Permitted land use and conversion or change-of-land-use order.
- Coloniser or development licence and RERA record where applicable.
- Cadastral map, survey and licensed demarcation report.
- Proof of legal approach road and easements.
- Acquisition, road-widening, green-belt and master-plan checks.
- Authority, tax and utility no-dues records.
- Draft agreement, token refund terms and sale deed.
Physical verification
Visit in daylight, locate permanent survey points, match dimensions and neighbours, and confirm who possesses the site. A boundary wall or signboard does not establish ownership. Record encroachments, high-tension lines, drains, flood risk and access width.
Agricultural and authority plots
Agricultural land can involve state-specific buyer eligibility, ceiling, tenancy, fragmentation and conversion restrictions. Authority or leasehold plots require allotment, lease, instalment, transfer-permission, construction-condition and ground-rent checks.
High-risk signs
- Only GPA, receipt or notarised papers are offered as title.
- The plot exists on the ground but not in an approved layout.
- Road access crosses private land without documented rights.
- Area or khasra number changes between records.
- The seller asks for cash or refuses demarcation.
Official sources
Legal reviewer: [Name and credentials]. Last reviewed 27 September 2026.
Frequently asked questions
Is mutation proof of plot ownership?
Mutation is generally a revenue or municipal entry; it should not replace the registered title deed and complete title review.
How do I verify plot boundaries?
Match the deed and cadastral map, then use a licensed surveyor for on-site demarcation.
Is a RERA number required for every plot?
No. Applicability depends on whether it is part of a covered real-estate project and on the facts and rules.
Can I buy a plot using only GPA papers?
Do not assume GPA or receipts transfer valid title. Obtain independent advice on the exact documents and transaction history.
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Last reviewed: September 2026 · We broker land in Delhi NCR, so treat anything about specific plots as a commercial interest. Verify title, approvals and measurement independently. See Disclaimer.
