1. Proof of Ownership Documents
These documents establish the legal right of the seller over the industrial land:
- Title Deed (Sale Deed/Conveyance Deed): The primary legal document that proves ownership of the land. It must be duly registered with the sub-registrar’s office.
- Previous Chain of Title Documents: A record of past ownerships to verify continuous legal transfers and no break in title.
- Gift Deed / Will / Partition Deed / Inheritance Document: If the land was acquired through inheritance or partition, the corresponding legal document is required.
2. Land and Revenue Records
These documents confirm the classification, location, and size of the land:
- Revenue Records / Record of Rights (RoR): Maintained by the revenue department, showing details like the landowner, land type, and usage.
- Land Mutation Records: Proof that the land ownership has been updated in government records following acquisition or inheritance.
- Patta / Khata / RTC (as per state-specific nomenclature): A document issued by local authorities showing the lawful possession and usage of the land.
- Survey Sketch / Tippani / FMB (Field Measurement Book): Technical documents issued by the revenue or land survey department indicating land measurements and boundaries.
3. Land Use and Zoning Approvals
These confirm that the land is designated for industrial use:
- Zoning Certificate: Issued by the town planning or municipal authority stating that the land is approved for industrial purposes.
- Land Conversion Certificate (if applicable): If the land was originally agricultural or residential, a conversion order for industrial usage must be obtained.
- Master Plan Extract / DP Remarks: Reflecting the zoning and permissible land use as per the Development Plan of the area.
4. Encumbrance and Legal Clearance Documents
These ensure that the land is free of legal disputes or financial liabilities:
- Encumbrance Certificate (EC): A document from the sub-registrar’s office confirming that the land is free from mortgages, liens, and legal encumbrances over a specified period.
- Litigation Search Report: To verify if there is any pending litigation or legal disputes associated with the land.
- Affidavit of No Objection: An undertaking that there are no encroachments or third-party claims.
5. Regulatory and Compliance Certificates
These are necessary for legal compliance and industrial sale transactions:
- Environmental Clearance (if required): For certain types of land or industries, a No Objection Certificate (NOC) or clearance from the Pollution Control Board may be necessary.
- Factory / Industrial License (if in use): If the land includes operational units or sheds, licenses or approvals from relevant departments may be needed.
- Fire Safety NOC / Utilities Clearance: If structures exist, clearance from utility departments (electricity, water, fire safety) may be essential.
6. Tax and Financial Documents
These verify that the land is not under default or tax arrears:
- Property Tax Receipts: Up-to-date tax payment receipts from the municipal or panchayat authority.
- Utility Bills (if applicable): Latest bills for electricity, water, or other infrastructure services.
- Income Tax Clearance / Form 26QB (TDS): Applicable if the transaction crosses threshold limits requiring deduction of tax at source.
7. Development Authority and Local Body Documents
Especially relevant in industrial zones or developed industrial parks:
- Allotment Letter (if allotted by industrial board): If the land was allocated by an industrial development authority like SIDCO, MIDC, or KIADB, their allotment or possession letter is required.
- NOC from Industrial Authority: A formal permission to transfer or sell the land.
- Lease Deed / Lease Cum Sale Agreement (if applicable): If the land is leased from an authority and not outright owned.
8. Seller Identity and Legal Authorization Documents
These confirm the authority and identity of the seller:
- PAN Card of Seller: Mandatory for income tax and registration purposes.
- Aadhar Card or Government-Issued ID Proof: For individual sellers.
- Board Resolution / Power of Attorney (for Companies): If the seller is a corporate body, an authorized resolution or POA must be furnished.
- GST Registration (if applicable): In cases where GST applies on the transaction, especially with infrastructure or lease services included.
