Documents to check before buying a plot in Bangalore: a complete checklist

Buying a plot is often the first step towards building your own home. It is also where most property problems begin. Disputed titles, unapproved layouts, unconverted agricultural land and fake documents are unfortunately common. The good news is that most of these risks can be avoided by checking the right documents before you pay. This checklist explains what to verify when buying a plot in Bangalore.

Note: This is a general guide. For any property purchase, engage an experienced property lawyer to verify the documents and the title.

1. Sale deed and chain of title

The sale deed proves the seller's ownership. Ask for the current sale deed and the chain of previous deeds, ideally covering the last 30 years or more. Check that:

• The seller's name matches the deed and ID proof
• The property description, size and boundaries are consistent across deeds
• Each transfer in the chain is properly registered

2. Mother deed

The mother deed traces the origin of ownership back over several transactions. It is especially important for properties that have changed hands many times or come from agricultural land. Where the original mother deed is missing, your lawyer can advise on alternatives.

3. Encumbrance certificate (EC)

The EC shows registered transactions on the property, such as sales, mortgages and gifts, over a chosen period. It helps confirm there are no registered loans or charges. Get an EC for at least 13 years, and ideally 30 years. Read our EC guide.

4. Khata and e-Khata

In the city area, check the khata certificate, extract and the final e-Khata. Confirm whether it is A Khata or B Khata. This affects plan sanction, loans and resale. See A Khata vs B Khata and our e-Khata guide.

5. Property tax receipts

Check that property tax has been paid up to date. Unpaid taxes become your responsibility after purchase.

6. Land conversion order

If the land was originally agricultural, it must be converted for non-agricultural (residential) use. Ask for the conversion order and check the survey number and extent. See our DC conversion and layout approval guide.

7. Layout approval and release

The layout should be approved by the relevant planning authority, such as BDA or a BMRDA local planning authority, with the approved layout plan showing your site. Many authorities release sites in phases after the developer completes the infrastructure, so check that your site has been released for sale.

8. RTC and mutation records

For land outside the city or originally agricultural land, check the RTC (Pahani) and mutation records, which show ownership and land use in revenue records. These help confirm how the land came to the seller.

9. Survey sketch and site measurement

Get the survey sketch and compare it with the deed. Have the site measured physically and check boundaries, road access and any encroachment.

10. Zoning and master plan

Check that the plot is in a residential zone in the master plan and confirm the road width, since these decide what you can build. Your architect can help. See which authority approves your plan.

11. RERA registration

Plotted developments above certain thresholds must be registered with Karnataka RERA. If you are buying from a developer, check the RERA registration and the approvals listed there.

12. Power of attorney

If the seller is represented through a power of attorney, check that it is registered, valid and specific to the sale. Many frauds involve forged or revoked powers of attorney.

13. Legal heirs and family consent

If the property was inherited, make sure all legal heirs have consented to the sale, usually through a release deed or by joining as sellers. Ask for a family tree or legal heir certificate where relevant.

14. No-objection certificates

In some cases, NOCs may be required, for example from a bank that held a mortgage earlier, from a housing society or from authorities for specific land types.

15. Litigation check

Your lawyer can check court records for pending cases involving the property or seller.

Quick checklist

Common frauds to watch for

• Double sales: The same site sold to more than one buyer. A recent EC and e-Khata check reduces this risk.
• Impersonation: Someone posing as the owner with forged ID. Meet the owner, verify ID and check that the name matches every document.
• Forged or revoked power of attorney: Verify the POA with the sub-registrar where it was registered.
• Fake approvals: Layout approvals or conversion orders that do not exist. Verify with the issuing authority.
• Site not matching the layout: The physical site is different from the one shown on the approved plan.

Site visit checks

Documents tell only part of the story. Visit the plot, ideally more than once and at different times. Check road access and width, drainage, whether the land is low-lying and floods in the monsoon, high-tension lines overhead, nearby lakes or drains with buffer zones, and the neighbourhood's development. Speak to neighbours about water supply and any disputes. These practical checks complement your lawyer's document review.

After purchase

Once you buy, register the sale deed, update the khata and tax records in your name and keep certified copies of everything. These documents will be needed for plan sanction and your construction loan.

Why it matters for construction

A plot with clean documents moves smoothly through plan sanction, loans and utility connections. A plot with gaps can stall your project for months or years. Before you finalise a purchase, read our checklist before starting construction to see how documents fit into the bigger picture.

How Golden Homes helps

We are builders, not lawyers, but we can review whether a plot's approvals and dimensions suit the home you want to build, and what you can build on it. Talk to our team before you buy.

Frequently asked questions

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