1. Title and Ownership Documentation
Buyers expect full transparency on the legal ownership of the land and its title history to ensure the deal is valid and risk-free.
- Clear chain of title over the last 30+ years
- Access to original sale deeds, gift/partition deeds
- Patta/Khata/RoR must match seller identity
- Any co-ownership or inheritance must be disclosed
2. Zoning and Land Use Classification
Sellers must clearly disclose whether the land is agricultural, industrial, or commercial, and whether it has been converted legally.
- Share NA conversion certificate, if applicable
- State masterplan or zoning map references
- RERA or DTCP layout status, if under planning
- Must align with buyer’s intended usage
3. Encumbrances and Legal Dues
Buyers expect to know upfront if the land has any mortgage, loan, lien, court case, or third-party interest that could affect the sale.
- Encumbrance Certificate (EC) must be shared
- Disclose any pending family or civil disputes
- Must reveal if land is under Power of Attorney or trust
- Clear No Objection Certificates (NOCs) if applicable
4. Actual Plot Size, Shape, and Survey Status
Buyers want accurate land measurements and a survey map that reflects the real plot on the ground, including access and boundaries.
- Share latest Field Measurement Book (FMB) sketch
- Provide demarcation or topo survey map
- Highlight any irregularities or subdivisions
- Avoid overstating size beyond government records
5. Access to Infrastructure and Utilities
Sellers must provide clarity on approach road ownership, power connection, water source, and drainage provisions.
- Disclose if road is private, shared, or panchayat-owned
- Mention distance to HT lines or substations
- Provide borewell logs or pipeline availability
- State if government utility NOCs are pending
6. Price Structure and Inclusions
Pricing transparency is critical. Buyers expect a clear breakdown of the total deal value, what’s included, and what’s negotiable.
- Clearly state per-acre or per-sq.ft rate
- Mention if fencing, approvals, or infrastructure are included
- Avoid hidden charges, penalties, or future claims
- Payment terms and milestones must be upfront
7. Tax and Liability Disclosure
Buyers want assurance that property taxes, GST, and local dues are paid up to date, and that there are no future liabilities pending.
- Share latest property tax receipts
- Disclose any development or penalty charges
- Clarify GST applicability (if land includes services or lease)
- Ensure seller assumes liability up to handover date
8. Possession Timeline and Physical Control
There must be transparency about when and how possession will be handed over, including access rights and site conditions.
- State clearly if land is encumbered or leased
- Confirm vacant possession at registration
- Allow site visits even after agreement signing
- Clarify if partial handover or phased possession applies
9. Exit Clauses and Refund Terms (if applicable)
In structured deals or builder sales, buyers expect transparent terms for cancellation, refund, or default, especially for pre-approved lands or layouts.
- Mention conditions for refund or forfeiture
- Timeline for agreement execution and registration
- Include force majeure or breach clauses
- Protects both sides and reduces disputes
