Who verifies the land title during the sales process?

1. Buyer or Buyer’s Representative

The initial responsibility to verify the land title typically falls on the buyer or their appointed representative. In most industrial land transactions, especially those involving high-value properties, buyers conduct comprehensive due diligence to confirm clear and marketable title before proceeding.

• Actions Taken:
  
  • Requesting all ownership documents from the seller.
    
  • Engaging professional advisors to validate authenticity.
    
  • Reviewing chain of title for uninterrupted legal transfers.
    

2. Legal Advisor or Property Lawyer

A real estate attorney or property law specialist plays a central role in title verification. The lawyer is often hired by the buyer to perform a thorough legal check of the property documents.

• Key Responsibilities:
  
  • Verifying the title deed and ownership history.
    
  • Examining land records, mutation entries, and revenue documents.
    
  • Ensuring there are no encumbrances, liens, or legal disputes.
    
  • Issuing a legal opinion or title report to the buyer.
    

3. Title Search Agency / Title Verification Company

In large-scale or institutional land transactions, third-party title verification agencies may be appointed to conduct an independent investigation into the ownership and legality of the land.

• Services Provided:
  
  • Title search report covering a span of 12 to 30 years (or more).
    
  • Checks with local land registry, municipal records, and court databases.
    
  • Certification of marketable and litigation-free title.
    

4. Financial Institutions / Bank (If Loan is Involved)

If the buyer is financing the purchase through a bank or financial institution, the lender conducts its own independent verification before approving the loan.

• Bank’s Role:
  
  • Appoints its legal counsel to examine title documents.
    
  • Validates mortgageability and insurability of the land.
    
  • Insists on encumbrance-free and legally compliant ownership.
    

5. Registrar/Sub-Registrar Office (Limited Scope)

During the sale deed registration, the sub-registrar’s office checks for basic documentation and the legitimacy of the transaction, but does not perform a full legal title verification.

• Scope of Checks:
  
  • Ensures property documents are properly stamped and signed.
    
  • Verifies identity of the parties involved.
    
  • Confirms that the land falls within the registering jurisdiction.
    

6. Industrial Development Authority (If Applicable)

If the land is located within an industrial estate or allotted by a government industrial board (like MIDC, KIADB, SIDCO, etc.), the authority may also verify and certify ownership and compliance before approving the transfer.

• Authority’s Role:
  
  • Ensures seller is a valid allottee with transfer rights.
    
  • Checks for leasehold-to-freehold conversion (if relevant).
    
  • Approves No Objection Certificate (NOC) for the sale.