1. Title Verification and Ownership Clarity
Ensure the land has a clear, marketable title with no disputes, encumbrances, or conflicting claims. This is the most critical foundation for a legitimate sale.
- Obtain latest Encumbrance Certificate (EC)
- Verify name on Patta / Khata / RTC
- Trace chain of ownership through sale deeds
- Cross-check with land revenue and municipal records
2. Legal Classification and Zoning Check
Confirm the land’s zoning status (industrial, commercial, agricultural, etc.) with the local development authority or planning board.
- Get zoning certificate or master plan extract
- Check for conversion order (if converted from agriculture)
- Verify NA (Non-Agricultural) approval
- Ensure land use complies with buyer expectations
3. Physical Survey and Boundary Mapping
Conduct a physical survey to validate boundaries, encroachments, and land shape. Survey documents help align listed size with actual ground reality.
- Update FMB / Village Map / TSLR documents
- Mark physical boundaries and verify fencing
- Hire licensed surveyor for geo-referenced mapping
- Match documents with site dimensions
4. Encumbrance and Litigation Checks
Ensure the land is free of mortgages, legal cases, or stay orders by checking local registrar and court records.
- Obtain EC for 30 years or more
- Verify with Sub-Registrar Office (SRO) for past liens
- Search civil litigation records for disputes
- Avoid lands under stay, probate, or public interest claims
5. Government and Development Authority Clearance
Get all approvals or documents from local municipal, panchayat, or industrial authority, especially if land lies in regulated zones.
- SIPCOT, MIDC, KIADB, GIDC approvals if applicable
- Layout approval if land is subdivided
- Confirm building restrictions or FAR limits
- Collect any development dues clearance letter
6. Access Road and Right-of-Way Validation
Buyers will verify whether the land has legal and physical road access, which must be documented to avoid future access disputes.
- Confirm access width and type (public/private road)
- Check for shared passages or landlocked status
- Include road alignment in the site map
- Provide RoW documentation if land is part of larger holding
7. Tax and Utility Dues Clearance
Ensure all property taxes, utility bills, and land charges are paid up to date to prevent sale delays and post-sale liabilities.
- Obtain latest property tax receipts
- Pay pending water board / electricity board dues
- NOC from local bodies (village or corporation)
- Show zero arrears proof in listing
8. Environmental and Regulatory Compliance
Check if the land falls under eco-sensitive zones, CRZ areas, or protected belts, which may restrict development or require clearance.
- No Objection Certificate (NOC) from pollution board if required
- Forest or wetland clearance, if applicable
- CRZ map (for coastal areas)
- EIA status if land was previously part of any industrial activity
9. Document Compilation for Listing Package
Create a comprehensive legal and marketing folder that includes all verified documents, maps, and compliance certificates to share with prospective buyers.
- Title deed, patta, EC, survey map
- Conversion order, zoning letter, approval status
- Utility bills, tax clearance, ownership ID proofs
- Visuals: layout sketch, Google map pin, drone view
