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NRI Buyer’s Essential Land Checklist: 10 Mandatory Checks Before Buying Land in India10 Common Mistakes First-Time Land Buyers Make — and How to Avoid Them
Buying land is one of the most important financial decisions many people make — especially first-time buyers. Land can be a great investment or a future home site, but it also has unique risks that many buyers overlook.
Here’s a simple guide to the 10 most common mistakes first-time land buyers make — and how to avoid them.
1. Inadequate Title Verification
Many purchasing individuals regard the seller's word as sufficient. Nevertheless, incorrect details about ownership, disputes, and/or unsecured documentation could cause future problems.
It’s always important to ensure the title of the land being purchased is valid.
There must be no pending lawsuits or claims, and the ownership must be cleared.
2. Ignoring the Authorisation of the Government
The buyers may overlook the verification of Government approvals for the use of the land. The land may be set for acquisition, reserved, or withheld for future use by the Government.
Ensure that you have the necessary approvals, such as RERA, Layout Sanction, and Land Use Permission, before signing.
3. Overlooking Land Use and Zoning
Different land types have different uses: agricultural, residential, commercial, etc. Mistaking one for another can cause major issues.
Confirm the land’s zoning and permitted use with local authorities.
4. Failure to Check the Encumbrance Certificate
The EC reveals whether there are any loans, mortgages, or disputes associated with the property. Failure to investigate this aspect might bring unexpected purchases.
One should always ask for an Encumbrance Certificate that is at least 10-15 years old.
5. Falling for Low Price Traps
Even if the land is cheap, if it lacks approval, title, and connectivity, it may become a source of even greater losses.
Compare local rates to ensure the offer does not sound "too good to be true."
6. Not Visiting the Land in Person
Relying solely on photos or maps can be dangerous. Photos don’t show the exact condition, access roads, encroachments, or surrounding development.
Visit the land multiple times at different times of day.
7. Skipping Soil and Survey Reports
The soil type and ground condition matter — especially if you plan to build a home. Poor soil quality can increase construction costs dramatically.
8. Disregard of Access and Connection
A plot without a proper road, streetlights, and reliable connectivity to all key places quickly loses value.
Check road access, nearest highways, water supply, and public transport.
9. Not Budgeting for Hidden Costs
Purchasing land involves more than just the sale price. You have to consider stamp duty, registration fees, brokerage, conversion charges, taxes, and verification of documents.
Prepare a complete budget that includes all additional costs.
10. Not Taking Legal or Expert Help
Many first-time buyers try to handle everything alone. But land law and property documentation can be tricky.
Consult a lawyer or genuine Plots before closing the deal.
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INDIA’S LAND BOOM: THE BIG PICTURE
Land transactions can be a labyrinth of confusing terms, especially when checking records online. In this simplified guide, Genuine Plots unravels key terms, empowering you to make informed decisions and ensuring smooth navigation through the world of land transactions. Let's embark on this journey together, where understanding land records becomes as easy as a walk in the park.
Jamabandi
- Jamabandi serves as the Records of Rights (RoR), providing intricate details about land ownership, including information about owners and cultivators.
Nakal
- Nakal is a document that encapsulates all essential information about a piece of land, covering ownership patterns, revenues, and other pertinent details.
Khata
- Khata is a crucial revenue document that assesses a property's size, location, and build-up area. It also pinpoints the individual responsible for property tax payments.
Khasra or DAG Number
- Often referred to as DAG number, Khasra is a unique identifier assigned to a land parcel in a village. In urban areas, it corresponds to the survey number.
Khewat
- Khewat is a number assigned to landowners who collectively own a piece of land. Think of it as an account number granted to various owners of the same parcel.
Mauza
- Mauza is the term used to refer to a village, a significant geographical unit in land records.
Bainama
- Bainama is synonymous with a sale deed, providing a comprehensive transaction record.
Khatauni
- Khatauni acts as a comprehensive account book, detailing all landholdings and their respective landowners.
Patta
- Patta is a record of rights, a document that unveils the name of the legal owner of a piece of land property.
Khudkasht
- This document signifies that the land is cultivated by its owners, not external cultivators.
Embarking on a land transaction journey can be daunting, but armed with these simplified explanations, you'll be better equipped to decode the complexities of land records.
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