Legal Checklist For Buying Property in Chennai

1. Verify Property Approval: CMDA, DTCP, or Panchayat Approval

1.1 CMDA Approval (Chennai Metropolitan Development Authority)

CMDA is the main planning authority for Chennai city and surrounding areas.

CMDA approval is mandatory for:

• Apartments
• Gated communities
• Layouts inside the city limits
• Commercial buildings

Why CMDA approval matters:

• Confirms the land use zone (residential, commercial, etc.)
• Ensures the building plan follows rules (FSI, setbacks)
• Prevents illegal constructions

How to check CMDA approval:

• Ask for CMDA Approval Copy from the builder
• Check the Approval Number and date
• Ensure the project name and survey numbers match your site

1.2 DTCP Approval (Tamil Nadu Directorate of Town & Country Planning)

DTCP approval is for layouts and buildings outside CMDA limits, usually suburban or rural areas.

Important:

• DTCP approval is only for layout, not for individual plots
• Must also check local Panchayat / municipality approval

1.3 Panchayat Approval (Village / Local Body Approval)

This applies to:

• Unapproved layouts
• Small villages
• Locations without CMDA or DTCP planning

Be careful: Panchayat approval alone is not legally safe for buying plots. You must also verify:

• Patta
• Chitta
• Field Measurement record (FMB)
• Parent documents
• EC

2. Check RERA Registration (Tamil Nadu RERA – TNRERA)

RERA is mandatory for:

• All apartments above 8 units
• All layouts above 500 sq.m.
• All builders selling flats before construction completion

Why RERA is important:

• Prevents delays
• Ensures construction quality
• Protects buyer’s money (70% funds locked in escrow)
• Gives legal remedy for disputes

How to verify:

• Visit Tamil Nadu RERA website
• Search with:

1. Project Name
2. Builder Name
3. Registration Number

RERA page shows:

• Land details
• Approvals
• Construction stage
• Complaints (if any)

3. Land Ownership Verification (Parent Documents of 30–40 Years)

Always ask for parent documents for at least 30 years:

These include:

• Sale deeds
• Partition deeds
• Gift deeds
• Will documents
• Settlement deeds
• Court orders
• Power of attorney (if any)

Why parent documents matter:

• Confirms the chain of ownership
• Ensures no dispute or unclear title
• Prevents fraud by sellers claiming false ownership

4. Patta, Chitta & Adangal Verification

These are Tamil Nadu land revenue records.

Patta

Patta = Land ownership certificate.
Patta confirms:

• Owner name
• Land type (Nanjai – wet land / Punjai – dry land)
• Survey number
• Exact area

Chitta & Adangal

These records show:

• Type of land
• Usage history
• Agricultural / non-agricultural classification
• Encumbrances on land

Ensure the property is NOT:

• Agricultural land sold for housing
• Government land
• Poromboke land
• Land reserved for roads / lakes

5. EC (Encumbrance Certificate) – The Most Important Document

EC shows whether the property has any:

• Loans
• Legal disputes
• Court orders
• Mortgages

What to check in EC:

• Must be taken for minimum 30 years
• Survey number & owner name must match sale deed
• Must show “Nil Encumbrance” if no legal issues

You can take EC online via TNREGINET.

6. Layout Approval & Plot Demarcation

If you are buying a plot, check:

• DTCP / CMDA layout approval
• FMB sketch (Field measurement book)
• Layout sketch with plot numbers
• Road width
• OSR (open space) land dedication

Do not buy plots in unapproved layouts.
 They are illegal and risky.

7. Building Plan Approval (For Flats / Houses)

Verify:

• Building plan approval from CMDA / Municipality
• Floor plan approval
• Setback compliance
• Parking area approval

Ask builder for:

• Approved plan copy
• Construction completion certificate (for finished buildings)

8. Completion Certificate (CC) & Occupancy Certificate (OC)

Completion Certificate (CC):
Issued after construction based on approved plan.

Occupancy Certificate (OC):
OC ensures:

• Building is safe to live in
• Fire & safety norms followed
• Electrical board approval
• Sewage connection approved

Many buildings in Chennai lack OC—avoid them if possible.

9. No Objection Certificates (NOCs)

Ask for NOCs from:

• Pollution control board
• Fire department (for high-rise)
• Airport Authority (if near flight path)
• Coastal zone regulation (if near beach)

10. Verify Utilities & Infrastructure Approvals
 

Check:

• Metro Water connection letter
• Sewage board approval
• TNEB (electricity) approval
• Road access confirmation
• Drainage connection approval

11. Litigation Check

Ensure the land does NOT have:

• Court cases (civil suit, stay order)
• Government acquisition notices
• Family dispute claims
• Tenant issues

Your lawyer must verify this through:

• EC
• Public notice
• Court search

12. Agreement & Sale Deed Verification

Once legal checks are done:

Check these in Sale Agreement:

• Correct project name
• UDS (Undivided Share) area for apartments
• Payment schedule
• Penalty clause for delay
• Cancellation clause
• Amenities included

Check these in Sale Deed:

• Survey number
• Extent of land
• Boundaries
• Previous owner details
• Encumbrance details
• Registration office details

13. Property Registration (Final Step)

Registration must be done at:

• Sub-registrar office of jurisdiction

After registration:

• Apply for Patta transfer
• Get updated EC
• Update property tax records

14. Additional Tips for Buyers in Chennai

Avoid buying:

• Poromboke land
• Unapproved layouts
• Lake / Canal encroachment land
• Agricultural land sold as residential

Always hire:

• A property lawyer
• A survey engineer

Visit the site physically:

• Check land boundaries
• Measure the plot
• Check neighborhood quality

Complete Legal Checklist

Must Check Documents
 

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