Checklist

Land document checklist

Every record worth reading before money changes hands, what each one proves, and the warning sign to look for in it.

Editorial informationLast updated: 23 September 2026

Title deed and the chain behind it

The registered sale deed shows how the current owner acquired the land. Ask for the chain going back at least thirty years, including partition deeds, gift deeds and succession documents. Warning sign: a gap in the chain, or a deed that names more owners than the person selling to you.

RTC or pahani extract

The record of rights, tenancy and crops names the recorded holder, the extent and the classification. Warning sign: the extent on the extract not matching the extent being sold, or a tenancy entry nobody mentioned.

Mutation register extract

Shows how the record moved from the previous holder to the current one. Warning sign: a pending mutation, which means the record has not yet caught up with the last sale.

Encumbrance certificate

Lists registered transactions and charges against the property for the period you request. Ask for thirty years. Warning sign: a mortgage, an attachment, or an unexplained sale agreement within the period.

Survey sketch and boundary

The tippani, akarband or survey sketch shows the shape, boundaries and access. Compare it against what you walked. Warning sign: the access road on the ground not appearing on the sketch at all.

Tax receipts and conversion or approval orders

Current land revenue receipts confirm dues are paid. Where the parcel is converted or part of an approved layout, ask for the conversion order or the sanctioned plan. Warning sign: a brochure describing approvals with no order number attached.

Identity and authority of the seller

Match photo identity to the name on the records. If someone signs on behalf of the owner, read the power of attorney carefully, and for joint families confirm every co-owner consents in writing.

This guide is general information about buying land in the Bangalore region and is not legal, tax or investment advice. Rules change and local practice varies. Confirm anything that affects your money with a qualified advocate in the district where the land is registered.

Frequently asked

Which documents should I check before buying land?

At minimum the registered title deed and its chain, the RTC or pahani extract, the mutation register extract, a thirty year encumbrance certificate, the survey sketch, current tax receipts and any conversion or layout approval order, plus proof of the seller's identity and authority.

How do I verify farmland documents?

Read them yourself against the parcel you walked, then have an advocate in that district verify them at the sub-registrar and revenue offices. Karnataka records can be cross-checked online through the state land records portal, but an online extract is a starting point, not a legal opinion.