Buying land in Chennai can be a great investment, but due diligence is essential to avoid legal, financial, or construction issues later. Here is a full breakdown of the checks to perform before making a purchase:

1.  Title Deed Verification

• Ensure the seller is the legal owner of the plot.

• The title should be clear, marketable, and free from disputes.

• Ask for original title deeds and all previous ownership documents (parent documents for at least 30 years).

• If the land was inherited, get copies of the legal heir certificate or probate of will.

2.  Encumbrance Certificate (EC)

• Get the EC from the Sub-Registrar Office or online via the Tamil Nadu Registration Department.

• Check for the past 30 years if possible.

• It shows if the plot has any legal dues, mortgages, or pending litigation.

3. Patta, Chitta & Adangal

• Patta is the government record of ownership. Ensure it's in the seller’s name.

• Chitta classifies the land as residential, agricultural, or commercial. Avoid plots classified as agricultural unless converted.

• Adangal gives further land details from the Village Administrative Officer (VAO).

• Check all these documents at the Taluk Office.

4.  Verify Land Use Zoning & Classification

• Confirm if the land falls under residential zoning as per the CMDA (Chennai Metropolitan Development Authority) or DTCP (Directorate of Town and Country Planning).

• Avoid buying land in green zones, agricultural, or industrial zones unless you have the proper conversion approvals.

5.  Layout Approval

• Make sure the plot is part of a layout that’s approved by:

  • CMDA (for plots within Chennai metro limits),

  • DTCP (for suburban/rural plots), or

  • Panchayat/Local Authority.

• Never buy plots in unapproved layouts—you may not get permission for building and could face legal consequences.

6.  Check for NOCs (No Objection Certificates)

• Required if the plot is part of a bigger development project.

• NOCs may be needed from:

  • Electricity Board (TNEB)

  • Water & Sewage Board

  • Fire Department (if applicable)

  • Environmental Clearance (especially for large layouts)

  • Revenue Department (for converted agricultural land)

7.  Physical Site Inspection

• Visit the plot and inspect:

  • Exact location & boundaries.

  • Accessibility (road width, public transport, etc.).

  • Proximity to essentials like schools, hospitals, markets.

  • Check if the area is flood-prone (especially relevant in Chennai).

8.  Flood History & Soil Testing

• Avoid plots in low-lying or waterlogged areas (Chennai flood zones are well-documented).

• Get a soil test done if you're planning to build — especially important in coastal or reclaimed areas.

• Ensure the soil supports foundation requirements.

9.  Land Survey & Boundary Verification

• Appoint a licensed surveyor to demarcate the plot and verify boundaries.

• Ensure it matches the details in the sale deed and Patta records.

• Helps avoid future disputes with neighbors or government.

10.  Legal Opinion

• Engage a property lawyer to:

  • Verify all documents.

  • Draft or review the sale agreement.

  • Ensure there are no ongoing litigations, disputes, or government acquisition plans.

11. Check the Seller or Developer Reputation

• If purchasing through a builder or developer, research:

  • Their registration under RERA Tamil Nadu (TNRERA).

  • Past projects, customer reviews, and legal records.

• Avoid transactions that lack transparency.

12.  Sale Deed & Registration

• Once verified, execute a Sale Deed on a non-judicial stamp paper.

• Pay applicable stamp duty (7%) and registration fees (1%) at the Sub-Registrar Office.

• Ensure all parties are present with valid IDs and documents.

13.  Mutation of Records

• After registration, apply for mutation of land records at the local Tahsildar office to update Patta in your name.

14. Future Development & Connectivity

• Look at the Master Plan for the area.

• Check if there are upcoming infrastructure projects like metro extensions, highways, or SEZs, which can increase land value.

Final Tips:

• Avoid cash transactions. Always do bank transfers for transparency.

• Don’t rely on verbal promises; everything should be documented.

• For NRIs, verify the power of attorney (POA) used by seller representatives.

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