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Gold vs Land: Which Is the Better Investment for 2026?NRI Buyer’s Essential Land Checklist: 10 Mandatory Checks Before Buying Land in India
Investing in land in India can be one of the strongest long-term decisions for NRIs—but only when the legal groundwork is done correctly. With the increasing number of land frauds, disputed titles, and unclear ownership records, verifying every document and detail becomes non-negotiable.
To help NRIs protect their capital and avoid legal complications, here is a straightforward checklist of the 10 most important checks that must be completed before finalising any land purchase.
1. Title Check
The first and most important step is to ensure that the seller has absolute ownership rights to sell this land. If this is accomplished, it means that this land is not under any dispute, shared ownership, or any court restraining order.
2. 7/12 Extract & Mutation Entries
This government document validates ownership of the property, previous modifications, and updates made over the years. This document guarantees the transparency of the property’s history and authenticates whether the “mutation,” or change of ownership, is registered.
3. Property Card Records
Issued by local or revenue authorities, these cards verify information on land size, boundaries, and the current owners. It prevents forged or mismatched land information.
4. Chain of Ownership History
A full trail of ownership assists in verifying all legitimate transactions and ensures that all were done correctly. This also eliminates the potential for a claim of ownership and for an owner to exist.
5. Survey and Precise Demarcation
In order to avoid future encroachment problems, a physical survey of the plot confirms the precise boundaries on-site.
6. Legality of Access Roads
Access to the land must be authorised by law, not just a physical route.
7. Classification of Zoning
The land's use—agricultural, NA (non-agricultural), residential, industrial, or tourism—is determined by zoning. Your plans for development or investments must be in line with the zoning that the local government has approved.
8. Encumbrance & Litigation Check
This confirms that the land is free from:
- Loans
- Mortgages
- Cases heard in court
- Legal notices
An encumbrance-free property simply ensures you do not inherit someone else's liabilities.
9. Verification of Seller Background
It helps confirm the vendor's identity, selling authority, and background.
10. Authority Approvals
Planning organisations like PMRDA, MMRDA, or local governing bodies must grant approvals.
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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