How to Check a Residential Plot Before You Pay a Rupee

Most plot disputes begin with a question nobody asked on day one. Here are the ones to ask.

This is general guidance, not legal advice. For a purchase this size, have a property lawyer read the documents.

1. Is the land converted for residential use?

Agricultural land cannot simply be sold as house plots. Ask for the Change of Land Use (CLU) order and check that it covers the whole project, not just part of it.

2. Is the layout approved?

A sanctioned layout plan (often called the naksha) fixes plot boundaries, road widths and green areas. Ask to see the approved copy and compare plot numbers with what you are being offered. If a plot appears on the brochure but not on the sanctioned plan, stop there.

3. Whose name is the land in?

Look at the chain of ownership. The seller should be able to show the title and the revenue records. An encumbrance certificate for the past 15 to 30 years will show any loans or earlier sales on the land.

4. Freehold or not?

Freehold means you own the land outright and can sell or transfer it. Some plots, especially those allotted by authorities, have conditions. Ask which applies.

5. How and when is the registry done?

Ask what must be paid and signed, and how soon after payment the sale deed is registered. Developers who promise a quick registry should still explain the stamp duty and registration charges clearly. After registry, apply for mutation so the land records show your name.

6. What exactly is included in the price?

Basic price, plot-location charges, development charges, club membership and maintenance are often listed separately. Get a written cost sheet.

7. Visit the site, twice

Go once with the sales team, once alone. Look at road width, drainage, whether the boundary is marked, and what is actually built compared with the promises.

8. Talk to existing buyers

Ask people who bought a year or two ago whether the developer delivered on timelines and amenities.

If you would like to see the documents for Vantara Heritage, you can request a site visit and ask for them there.