Buying property in South India involves several legally mandated steps, each with its own documentation, timelines, and government offices. This guide walks you through the entire process — from identifying a property to receiving the registered title deed.
Important: Laws and fees vary by state and are subject to revision. Always verify current rates and procedures with the relevant Sub-Registrar's office or a licensed advocate before proceeding.
Step 1 — Shortlist and Physically Verify the Property
Visit the site personally. Verify that the physical boundaries match the dimensions stated in the title documents. Check road access, drainage, proximity to utilities, and any visible encroachments. Confirm the survey number on the property corresponds to the survey number in the documents — discrepancies are common and must be resolved before proceeding.
Step 2 — Obtain and Verify the Encumbrance Certificate (EC)
The EC is the single most important document in Indian property due diligence. It is issued by the Sub-Registrar's office and lists all registered transactions — sales, mortgages, gifts, or legal disputes — linked to the property for a specified period.
Request an EC for a minimum of 13 years (30 years is standard for bank-financed purchases).
The EC must be clean — free of any registered mortgages, court attachments, or undischarged loans.
In Tamil Nadu, apply via the TNIGR (Inspector General of Registration) online portal or directly at the Sub-Registrar's office.
In Andhra Pradesh and Telangana, ECs can be obtained online via the IGRS portal.
Step 3 — Verify Revenue Records
Revenue records confirm the land's current ownership and land-use classification. The key documents vary by state:
Tamil Nadu
Patta — Record of Rights issued by the Tahsildar, confirming who has registered ownership of the land.
Chitta — Classification of land (wet/dry/poromboke/building site).
Adangal / Pahani — Crop cultivation register for agricultural land.
A-Register extract — Survey-number-wise details of the land.
Karnataka
RTC (Record of Rights, Tenancy and Crops) / Pahani — Equivalent to Patta; available via the Bhoomi portal.
Mutation Register (MR) extract — Records changes in ownership.
Andhra Pradesh and Telangana
Pahani / Adangal — Land revenue record confirming ownership, area, and crop details.
In Telangana, verify via the Dharani portal (dharani.telangana.gov.in) for agricultural and non-agricultural lands.
Kerala
Thandaper (Property Card) — Issued by the Revenue Department confirming ownership and land classification.
Step 4 — Verify Layout and Building Approvals
Ensure the plot is part of an approved layout (not unauthorised) from the relevant planning authority. Purchasing an unapproved plot is illegal and banks will not finance it:
Chennai and surrounding areas: CMDA (Chennai Metropolitan Development Authority) approval required.
Tamil Nadu outside Chennai metro: DTCP (Directorate of Town and Country Planning) approval.
Hyderabad metro: HMDA (Hyderabad Metropolitan Development Authority) or GHMC sanction.
Bengaluru: BDA (Bangalore Development Authority) layout approval or BBMP building plan sanction.
Other AP cities: Municipal Corporation or VGTM UDA as applicable.
Step 5 — Execute a Sale Agreement
A Sale Agreement (Agreement to Sell) is a written contract between buyer and seller establishing the price, payment schedule, possession date, and conditions of the sale. Key points:
Always get the Sale Agreement drafted by a licensed advocate.
Stamp duty is payable on the Sale Agreement (amounts vary by state).
A typical advance / token amount of 10–20% of the total consideration is paid at this stage.
Include penalty clauses for both parties for delay or default.
The Sale Agreement is not the same as the Sale Deed — title does not transfer at this stage.
Step 6 — Pay Stamp Duty and Register the Sale Deed
The Sale Deed is the document that legally transfers title from seller to buyer. It must be registered at the Sub-Registrar's office having jurisdiction over the property's location.
Both buyer and seller (or their authorised representatives with a registered Power of Attorney) must be present.
Two witnesses are required at registration.
Original title documents, EC, and identity proofs must be produced.
Stamp duty and registration charges are paid at this stage (rates vary by state — see our Stamp Duty article).
The original registered Sale Deed is returned to the buyer, typically within a few working days to a few weeks depending on the Sub-Registrar's office.
Step 7 — Mutation / Patta Transfer
After registration, the buyer must apply for mutation — the update of the government revenue records to reflect the new ownership. This is a separate process from registration:
Tamil Nadu: Apply for Patta transfer at the Tahsildar's office by submitting the registered Sale Deed, old Patta, and a mutation application.
Karnataka: Apply for Khata transfer at the BBMP/municipal authority (for urban property) or at the Tahsildar's office for revenue records.
AP / Telangana: Mutation at the Revenue Divisional Officer (RDO) or Tahsildar; in Telangana, agricultural land mutations can be tracked via Dharani portal.
Mutation does not confer title — it is an administrative record. The title to the property is confirmed by the registered Sale Deed. However, mutation is essential for payment of property taxes, future sale, and mortgage.
Summary Checklist for Buyers
Physical site visit and boundary verification
EC for minimum 13 years — confirmed clear
Revenue records (Patta/RTC/Pahani) — verified in seller's name
Layout / planning approval confirmed from relevant authority
No court cases, attachments, or injunctions on the property
Property tax receipts up to date
Sale Agreement executed with advocate
Home loan sanction (if applicable)
Sale Deed registered at Sub-Registrar's office
Patta / Khata / Mutation applied for