Guidelines Before Buying A Plot or Property

Turn as a detective before buying a property

Check the original documents from mother document to current document, never get satisfy
with the Xerox copies, apply a copy of document at register office and compare with the
original, insure that the document belongs to the property and they are not fabricated
(how to find out a fabricated document explained below), be sure that the seller is the
absolute and only owner of the property, in case power of attorney is obtained check that
the power is live (explained in detail below). Check that the property is purchased from a
third party or a ancestors property, check the legal heirs of the owner, if the owner has legal
heirs then you need a NOC from the legal heirs whether they are miner/major,
married/unmarried that doesnt matter, if it is a ancestors property check whether how the
settlement deed was made, check the legal heirs of the ancestors family, death
certificate if necessary, in the case of ancestors property you need to make a deep
investigation (according to Indian property law) grandfathers asserts belongs to grandson
and there is a lot of problem in ancestors property. Check whether any WILL is written on
the property. If possible investigate the property with the area surveyor and try to measure
your land, check the layout with the FMB map with the area surveyor, check the documents
with the sub register office, enquire the market value of the property nearby, know the
guideline value of the plot, check the patta, guideline value, check the property tax receipt
till date & name. Check the CMDA/MMDA/DTCP approval on the internet. Apply at least 40
years EC for small layouts for big layouts 40 to 60 years or till you are satisfied. EC should
be applied for all the mother documents if the layout contains more than one survey
number.

Documents to demand when buying a Plot or Land

# Documents from parent document to current, in case the plot has more than one survey
number, You should collect all the mother documents under that survey number.
# Copy of patta and chitta, Copy of all patta if applicable (if the property has more than one
mother document)
# Copy of property tax, Copy of all property tax if applicable (if the property has more than
one mother document)
# NOC from the local authority
# NOC from the CMDA/DTCP/MMDA if applicable
# NOC from the Commercial places if applicable. (Airport, Railways, Highway department
etc)
# NOC from the Finance if applicable (Bank loan or Mortgage loan)

# Gift deed of OSR to local Panchayats, roads, park, shop, school etc should be mentioned
on it.
# Copy of the FMB map if possible it would be better.
# Copy of the EC from the year of parent document
# Copy of the layout approval
# Legal opinion from Advocate
# Death and legal heirs certificate if the land owner is not alive or if the property is
ancestors property.
# Copy of the zone conversion if applicable
# Check that the property belongs to which zone Resi/Agri/Comm/Aquifier/NonResi/industrial/Special/OSR
# Check that the property had undergone any heir purchase, mortgage, loan, if so NOC
from the Concern department
# Check that the plot can be approved for residential purpose in case of unapproved.
# Verify the documents with a legal Advocate (it is Mandatory).
# Check the documents with a banker for loan possibility (without patta & approval loan is
not possible)
# dont agree for any oral agreement
# Insure that the Plot is minimum 500 meter away from, national highway, sewage canal,
sea shore, river, pond, lakes, dam, airport, bus stand, railway station, railway lane,
cantonment area, nuclear power station, industries.
# the registration stamp duty charge will be 7% of land value and 1% as registration fees
and misc charge extra.
# the road width defines the no of floor you can build, in case there is airport nearby you
can get only G+1 permit.
# The zone type and the road width defines how much area you can build, in case aquifer
recharge zone you can get only 0.8 FSI where else in residential zone you get 1.5 FSI. In
some areas you can get premier FSI means paid FSI where you can get 0.3 FSI extra. But
you have to pay for it.

# Check the frontage length of the plot.

# Check the type of ground soil.
# Check the type of ground water.
# In case of corner plot check for shortage area.
# Check the road level height and rain water stagnating.
# Check for vastu (it will be better if it is east facing and rectangle in shape).
# Check the diagonal length are same if they are not same the plot is not straight.
# Check weather drainage faculty is there.
# Have a detail conversation with the landowners nearby and always have touch with them.
# It is mandatory to have the complete details of the property seller including his
photograph and residential address with proof.
# If the plot is nearby a burial ground the value of the plot will get depressed.
# Apply a copy of the approval layout in the CMDA/MMDA/DTCP office and compare the
layout.
# Check whether the roads and park area (OSR) have been handed over to the local body
through a gift deed. Or els the land owner has to pay 10% OSR of the plot guide line value
to get the plot approved for residential purpose.
# A property cannot be sold with a WILL written on some particular person, the WILL must
be registered and the property must be transferred to the person on which the WILL is
mentioned. The WILL must be registered before his death.
# Check whether if the properties previous owner has any rights to cancel the sale deed or
power of attorney if applicable.
# When a property is rented/leased or has undergone any type of agreement the owner
cannot sell the property until the agreement is canceled.
# Never buy a plot if the plot has any HT (High Tension),Cell phone Towers, Advertisements
stands, they might have signed an agreement, if it has any HT a certain position of the plot
has to be handed over to the government or else the cost for diverting the poles and cables
should be barred by the land owner.
Always be aware of the Central and State Government projects in your Area. Airport

expansion, Railways expansion, Highways expansion, Check the area does not fall under
temple property, defense, railways, airport, highway department, and cantonment area,
OSR, SEZ, CRZ and Archeology.

When you buy a land on a layout which has more survey numbers, never fail to
demand all the documents regarding the related survey numbers. The land may
have even two to three parent and other documents.

Never buy a plot which are very cross or els try to negotiate with the price, any how the
cross area will not be useful for building purpose.
Never buy a litigation property