This is the foundation of everything. You want to see not just the seller's own sale deed, but ideally a chain going back several transactions, showing an unbroken, legitimate transfer of ownership. Gaps or inconsistencies in this chain are the single biggest red flag in a land purchase.
An encumbrance certificate confirms whether the property has any pending loans, mortgages, or legal claims registered against it. A property with an undisclosed encumbrance can leave you inheriting someone else's financial or legal problem — always confirm this is clear before proceeding.
Check whether the seller's own mutation was completed after their purchase — in other words, does the government's Record of Rights actually show them as the current owner? If the seller never completed their own mutation, it complicates yours. See our full Mutation Guide for how this process works.
Recent property tax payment receipts help confirm the property is properly recorded and that there's no outstanding tax liability that could become your problem after purchase.
Compare the plot's recorded boundaries and area against what's physically being shown to you on site. Discrepancies between paperwork and physical reality — however small they seem — are worth resolving before you commit, not after.
Confirm the person you're dealing with is genuinely who they claim to be, and that they have the legal authority to sell — particularly important if the seller is acting through a power of attorney rather than in person.
No single document tells the whole story — it's the combination that gives you confidence. This is exactly why every plot we list goes through this full verification process before it's published, so by the time you're looking at it, most of this legwork is already done. That said, we always encourage buyers to review the documentation themselves, or with their own advisor, before finalizing anything.
Every plot we list has already been through this full document verification.
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