How to Avoid Property Fraud When Buying Land in Tamil Nadu

Buying land is a significant investment, and property fraud is a common concern in Tamil Nadu. To protect yourself from scams and legal issues, follow these essential steps to verify land ownership and legality.

1. Verify Land Ownership and Title Deed

• Request a certified copy of the title deed from the seller.
• Ensure the seller’s name matches the details in the encumbrance certificate (EC).
• Check for any past legal disputes or mortgages on the land.
• Consult a legal expert to verify all documents before proceeding.

2. Check Encumbrance Certificate (EC) for Liens and Disputes

• Obtain the Encumbrance Certificate (EC) from the Tamil Nadu Registration Department.
• The EC should be clear for at least the past 30 years to confirm no legal claims.

How to Get EC?

• Visit the TNREGINET website (tnreginet.gov.in).
• Enter the survey details and download the EC online.

3. Verify Patta, Chitta, and Adangal Records

• Patta is proof of legal ownership.
• Chitta and Adangal show land classification (agriculture, commercial, residential).
• These records can be checked online via Tamil Nadu’s e-Services portal (eservices.tn.gov.in).

Avoid purchasing land with unclear ownership in rural areas.

4. Cross-Check Land Survey and FMB Sketch

• The Field Measurement Book (FMB) sketch provides exact land boundaries.
• Visit the local Tahsildar office to verify the survey number.
• Ensure the land is not government property, a water body, or forest land.

5. Verify Land Use and Zoning Regulations

• Confirm whether the land is approved for residential or commercial use.
• Visit the Directorate of Town and Country Planning (DTCP) or CMDA office for approvals.
• Avoid unapproved layouts, as they may not receive basic facilities like water and electricity.

6. Ensure Proper Legal Documentation

• Draft a legal sale agreement before making any advance payment.
• Obtain a No Objection Certificate (NOC) if the land is in a disputed area.
• Pay the correct stamp duty (7%) and registration fee (1%).
• Register the property at the Sub-Registrar Office to obtain legal ownership.

7. Avoid Common Land Buying Scams

• Confirm the seller is the actual owner with government records.
• Check the EC to ensure the land has not been sold twice.
• Avoid land in disputed areas or encroachments.
• Verify DTCP/CMDA approvals before purchasing in a plotted layout.
• Conduct a personal site visit to inspect the land before finalizing the deal.

Final Checklist Before Buying Land in Tamil Nadu

• Title deed and ownership verification.
• Encumbrance Certificate (EC) for 30 years.
• Patta, Chitta, and Adangal records.
• FMB sketch and survey number verification.
• DTCP/CMDA approval for plotted developments.
• Legally drafted sale agreement.
• Proper registration and payment of stamp duty.