How To Check Plot Details in India: A Comprehensive Guide

Are you planning to purchase land in India? Whether for investment or building your dream home, it’s crucial to conduct thorough research and verify the details of the plot before making any commitments. In this guide, we’ll walk you through the step-by-step process of checking plot details in India to ensure a smooth and secure land purchase.

Identify the Plot Location

The first step in checking plot details is to identify the exact location of the plot. This can be done using various methods:

• Physical Verification: Visit the site in person to verify its location and surroundings. This allows you to assess factors like accessibility, neighbouring properties, and infrastructure.

• GPS Coordinates: If you have the plot’s GPS coordinates, you can use online mapping services like Google Maps to pinpoint its location and view satellite imagery.

• Landmarks and Boundaries: Note down any landmarks or boundaries mentioned in the property documents to help identify the plot’s location accurately.

Verify Ownership and Title Documents

Once you’ve identified the plot, the next step is to verify its ownership and title documents. This involves:

• Sale Deed: Obtain a copy of the sale deed from the current owner or seller. The sale deed should contain details of the property, including its dimensions, boundaries, and previous ownership history.

• Encumbrance Certificate: Request an encumbrance certificate from the local sub-registrar’s office. This document confirms that the property is free from any legal liabilities or encumbrances like mortgages, liens, or pending legal disputes.

• Mutation Records: Check the mutation records to verify that the property’s ownership has been legally transferred to the current owner. Mutation records can be obtained from the local municipal office or revenue department.

Conduct a Legal Search

To ensure that the plot is free from any legal issues or disputes, conduct a thorough legal search:

• Search for Litigations: Check for pending litigation or legal disputes related to the plot. You can do this by consulting with a lawyer or conducting a search at the local court or land records office.

• Verify Approvals and Permissions: Ensure that the plot has obtained all necessary approvals and permissions from the local authorities for its intended use, such as construction or development.

Check for Zoning and Land Use

Before purchasing the plot, verify its zoning and land use classification:

• Zoning Regulations: Check the local zoning regulations and master plan to determine the permissible land use, setbacks, and building restrictions for the plot.

• Land Use Conversion: If the plot’s current land use differs from its intended use, verify that the necessary land use conversion approvals have been obtained from the relevant authorities.

Confirm Infrastructure and Amenities

Assess the availability of essential infrastructure and amenities in the vicinity of the plot:

• Access to Utilities: Check if the plot has access to basic utilities like water supply, electricity, sewage, and drainage systems.

• Proximity to Facilities: Evaluate the proximity of the plot to schools, hospitals, markets, transportation hubs, and other essential facilities.

Step-by-Step Guide to Checking Plot Details Online in India

1. Identify the Relevant Website:

• State Land Records Website: This is the most reliable source for official information. Search for “[State name] land records website” or refer to the table below for a state-wise list.

List of Land Records in India: State Wise online portals

State	Land Record Name	Website Link
Karnataka	Bhoomi	Bhoomi
Andhra Pradesh	Meebhoomi	Meebhoomi
Bihar	Bhulekh	Bhulekh
Jharkhand	Jharbhoomi	Jharbhoomi
Gujarat	AnyRoR	AnyRoR
Punjab	Punjab Land Record Society	Punjab Land Record Society
Rajasthan	Apna Katha/E-Dharti	Apna Katha/E-Dharti
Tamil Nadu	Patta Chitta	Patta Chitta
Haryana	Jamabandi	Jamabandi
Himachal Pradesh	Himbhoomi	Himbhoomi
Delhi	Bhulekh	Bhulekh
Maharashtra	Bhulekh Mahabhumi	Bhulekh Mahabhumi
West Bengal	Banglarbhumi	Banglarbhumi
Kerala	E-Rekha	E-Rekha
Telangana	Dharani	Dharani
Uttarakhand	Bhulekh/Devbhoomi	Bhulekh/Devbhoomi
Uttar Pradesh	Bhulekh	Bhulekh
Madhya Pradesh	Bhulekh	Bhulekh
Odisha	Bhulekh	Bhulekh
Chhattisgarh	Bhuiyan	Bhuiyan
Assam	Dharitree	Dharitree
Goa	Goa Land Records	Goa Land Records
Manipur	Louchapathap	Louchapathap
Tripura	Jami Tripura	Jami Tripura
Sikkim	Land Revenue and Disaster Management	Land Revenue and Disaster Management

• National Portal of India (NPI): While not as comprehensive as state websites, it serves as a gateway. Visit https://dilrmp.gov.in/.

2. Prepare Required Information:

• Plot number: This is crucial for identifying the specific plot.
• Location details: Village, district, and state are essential for narrowing down the search.
• Owner’s name (optional): If known, it can help refine the search results.

3. Navigate the Website:

• Look for options like “Land Records Search,” “Property Search,” or “Know Your Property.”
• Register or create an account if required (specific steps may vary across websites).

4. Enter Search Criteria:

• Input the plot number, location details, and any available owner information.
• Follow the website’s specific instructions for entering information and selecting search filters.

5. Access Plot Information:

• Upon successful search, you should see details like:
  • Basic plot information: Area, location details, and current ownership.
  • Land records: Past ownership history, encumbrances, and land use classification.
  • Mutation records: Any changes in ownership or land use.

6. Download or Print (Optional):

• Some websites allow you to download or print the retrieved information for your records.

7. Verify Information (Optional but Highly Recommended):

• While online platforms offer convenience, official verification is crucial.
• Visit the sub-registrar’s office in the relevant jurisdiction with the retrieved information for in-person verification.
• Consider engaging a lawyer for a comprehensive search and verification, including physical verification at the office and checking for encumbrances through various sources.

Additional Tips:

• Website variations: Be prepared for variations in website functionalities and interfaces across different states and platforms.
• Technical difficulties: If you encounter technical issues, try searching with different keywords or contacting the website’s support team.
• Language options: Many websites offer options for regional languages.
• Limited information: Online platforms may not provide all the details, highlighting the importance of further verification.

Remember:

• Online information should be considered a starting point, not a substitute for official verification and thorough due diligence, especially for critical land-related decisions.
• Professional guidance from lawyers or real estate professionals experienced in land matters can offer valuable insights and ensure a comprehensive understanding of the plot details.

Step-by-Step Guide to Checking Plot Details Offline in India

1. Visit the Sub-registrar’s office:

• This office maintains land records for a specific jurisdiction. Locate the sub-registrar’s office that is relevant to the plot’s location. You can typically find the address online or inquire at your local tehsildar’s office.

2. Prepare Required Information:

• Plot number: This is crucial for identifying the specific plot.
• Location details: Village, district, and state are essential for the office staff to locate the records.
• Photo identification: Carry a valid photo ID (e.g., Aadhar card, PAN card) for identification purposes.
• Nominal fee: Be prepared to pay a nominal fee to access the land records.

3. Approach the Information Counter:

• Explain your purpose of visiting and provide the plot number and location details.

4. Obtain the Land Records Extract:

• The staff may provide you with a copy of the land records extract (also known as a “bhoomi utara” or “RTC extract”) containing information like:
  • Basic plot information: Area, location details, and current ownership.
  • Land records: Past ownership history, encumbrances (outstanding loans or mortgages), and land use classification.
  • Mutation records: Any changes in ownership or land use reflected in official records.

5. Additional Verification (Optional but Recommended):

• While the land records extract provides valuable information, consider engaging a lawyer for further verification, which might involve:
  • Physical verification: The lawyer can visit the plot itself to assess its physical condition and confirm its existence.
  • Encumbrance verification: The lawyer can conduct a thorough search for any outstanding loans, mortgages, or legal claims on the property through various sources, such as banks and courts.

Additional Tips:

• Office timings: Be mindful of the sub-registrar’s office timings, which may vary depending on the location.
• Language barriers: If you face language barriers, consider taking someone who understands the local language to assist you.
• Record keeping: Maintain copies of the obtained land records extract for future reference.
• Complexity of process: The process might vary slightly depending on the specific jurisdiction. Inquire with the office staff for any additional requirements or procedures.

Remember:

• While offline verification offers a higher level of reliability, it can be time-consuming and require patience.
• Consulting a lawyer can be especially beneficial for complex transactions or if you require assistance navigating the legal aspects of land verification.

Seek Professional Assistance

If you’re unsure about any aspect of the plot or the verification process, don’t hesitate to seek professional assistance:

• Consult a Lawyer: Engage a qualified real estate lawyer to review the plot documents, conduct legal due diligence, and provide expert guidance throughout the purchase process.

• Hire a Surveyor: Consider hiring a licensed land surveyor to accurately measure and demarcate the plot’s boundaries to avoid boundary disputes in the future.

Conclusion

Checking plot details is a crucial step in India’s land acquisition process. By following the steps outlined in this guide and seeking professional assistance when needed, you can ensure that the plot you’re considering meets your requirements and is free from any legal or technical issues. Remember, thorough due diligence is key to a successful land purchase and long-term peace of mind.

Frequently Asked Questions related to checking plot details in India

Q1. Why is it important to check plot details before purchasing land?

Ans1. Verifying plot details is crucial to ensure that the land meets your requirements, is free from legal issues or disputes, and aligns with your intended use. It helps mitigate risks and ensures a smooth and secure land purchase process.

Q2. How can I verify the ownership of a plot in India?

Ans2. Ownership verification involves obtaining sale deeds, encumbrance certificates, and mutation records from the relevant authorities. These documents confirm the current ownership status and any past transfers of ownership.

Q3. What are the common legal issues to look out for when checking plot details?

Ans3. Common legal issues include pending litigations, encroachments, boundary disputes, non-compliance with zoning regulations, and incomplete or disputed ownership records. Conducting thorough legal due diligence helps identify and address these issues.

Q4. How can I check the zoning regulations and land use classification of a plot?

Ans4. You can check the local zoning regulations and master plan to determine the permissible land use for the plot. This information is available from the local municipal or planning authority’s office or their official website.

Q5. Are there any online platforms in India where plot details can be checked?

Ans5. Yes, several online platforms provide access to land records and plot details. These include state land records websites, the National Portal of India (NPI), and property listing websites. However, it’s important to verify the information obtained online through official channels.

Q6. What role do lawyers and real estate professionals play in the plot verification process?

Ans6. Lawyers and real estate professionals can provide valuable assistance in conducting legal due diligence, interpreting complex documents and regulations, identifying potential risks, and ensuring compliance with legal requirements. Their expertise can help safeguard your interests during the land acquisition process.

Q7. Is a physical inspection of the plot necessary during the verification process?

Ans7. Yes, physical inspection allows you to assess the plot’s condition, surroundings, accessibility, and any visible encroachments or discrepancies. It complements the information obtained from documents and online sources, providing a comprehensive understanding of the plot’s characteristics.

Q8. What should I do if I encounter discrepancies or legal issues during the plot verification process?

Ans8. If you encounter any discrepancies or legal issues, it’s advisable to seek guidance from a qualified lawyer or real estate professional. They can help you address the issues, navigate the legal complexities, and make informed decisions about proceeding with the land purchase.

Q9. Can I rely solely on online information to verify plot details?

Ans9. While online platforms provide convenient access to information, they may not always be comprehensive or up-to-date. It’s essential to verify the information obtained online through official channels and conduct thorough due diligence, including physical inspection and legal review, to ensure the accuracy and reliability of the plot details.

Q10. What are the potential risks of not verifying plot details before purchasing land?

Ans10. Not verifying plot details can lead to various risks, including legal disputes, financial losses, ownership challenges, and restrictions on land use or development. Thorough verification helps mitigate these risks and ensures a successful and secure land acquisition process.