Free resource
The Land Verification Checklist.
Built directly from the six-stage protocol we run on paid mandates. Every document to collect, every check to run, and the findings that should stop you from paying. Useful, self-contained, and genuinely free.
6Stages
46Documents and checks
PrintableTake it to a site visit
FreeNo payment, ever
What is in it
The same protocol, in a form you can carry.
We publish the protocol openly on the verification page. This is the working version — laid out as a checklist so you can print it, take it to a site visit, and tick things off against the documents actually in front of you.
There is no catch and no drip campaign. We give it away because a landowner who has run these checks themselves is a better client, not a lost one — they arrive knowing which questions matter.
1
Intake & Documents4 documents · 3 checks · 2 deal-stoppers
2
Title Chain & Encumbrance3 documents · 4 checks · 2 deal-stoppers
3
Revenue Record & Zoning Match4 documents · 5 checks · 2 deal-stoppers
4
Litigation & Insider-Risk Search4 documents · 4 checks · 2 deal-stoppers
5
Physical & Infrastructure Verification4 documents · 6 checks · 2 deal-stoppers
6
Verification Report Delivered2 documents · 3 checks
Prefer to just read it?
The full protocol is published on the Land & Verification page with no gate at all. The checklist is the printable working version, not a paywalled version of the same thing.
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Nothing is hidden behind the form. Use the browser’s print function for a clean paper copy — this page is styled for it.
1
Intake & Documents
Typically 2–4 daysDocuments to collect
- Mother deed and all subsequent conveyance deeds
- Seller KYC — Aadhaar, PAN, or company records and board resolution
- Latest tax paid receipt and khata / e-Khata extract
- Any existing survey sketch, tippani or akarband
Checks to run
- Every document in the chain is present, or the gap is recorded explicitly
- Names on deed, KYC and revenue record are reconciled including spelling variants
- Power of attorney, if any, is examined for scope and validity
Stop and reassess if you find
- Seller can produce only photocopies of the mother deed
- A general power of attorney is being used in place of ownership
2
Title Chain & Encumbrance
Typically 4–8 daysDocuments to collect
- Certified copies from the jurisdictional Sub-Registrar office
- Encumbrance certificate pulled independently via Kaveri 2.0
- Pre-2004 period searched manually at the SRO where the online record does not reach
Checks to run
- Thirty-year chain reconstructed with no unexplained break in ownership
- Every mortgage, lien and charge on the EC traced to a release deed
- Extent and boundaries consistent across every deed in the chain
- Minor, inheritance and partition interests identified and accounted for
Stop and reassess if you find
- A subsisting mortgage with no recorded release
- A break in the chain bridged only by an unregistered agreement
3
Revenue Record & Zoning Match
Typically 3–6 daysDocuments to collect
- Digitally signed i-RTC from the Bhoomi portal
- Mutation register extract (MR) and mutation history
- e-Khata / e-Aasthi extract where the parcel falls in a municipal limit
- Applicable master plan or zoning regulation for the governing authority
Checks to run
- RTC owner column reconciles with the registered title holder
- Extent in the revenue record matches the deed extent
- Conversion status established — converted, deemed converted, or agricultural
- Zoning confirmed for the buyer's intended use, not just the current use
- Buffer zones checked: rajakaluve, lake, high-tension line, railway and highway setbacks
Stop and reassess if you find
- Revenue record still shows a predecessor who never executed a release
- Parcel sits inside a rajakaluve or lake buffer that no setback can cure
4
Litigation & Insider-Risk Search
Typically 4–7 daysDocuments to collect
- eCourts district and High Court search by party name and survey number
- Revenue court and Tahsildar proceedings
- Land acquisition and government notification search
- Mutation timeline from the Bhoomi record
Checks to run
- No subsisting suit, injunction, attachment or caveat over the parcel
- No acquisition notification, alignment reservation or road-widening claim
- Any mutation inside the last 12 months independently cross-verified at source
- Family settlement or partition history examined for excluded heirs
Stop and reassess if you find
- A pending partition suit naming the parcel
- An acquisition notification the seller had not disclosed
5
Physical & Infrastructure Verification
Typically 5–10 daysDocuments to collect
- Licensed surveyor measurement against tippani and akarband
- Site walk with geo-tagged boundary photographs
- Access route traced back to a recorded public road
- Water source and utility connection enquiry
Checks to run
- Measured extent matches the recorded extent within survey tolerance
- No encroachment inward, and no encroachment by the parcel outward
- Legal, recorded access to a public road — width confirmed, not assumed
- Water availability: BWSSB / gram panchayat connection or borewell yield
- Power availability and sanctioned load where a built use is intended
- Topography, soil bearing and flood exposure recorded
Stop and reassess if you find
- No recorded access — the parcel is landlocked in law even if reachable in practice
- Measured extent materially short of the deed extent
6
Verification Report Delivered
Typically 2–3 daysDocuments to collect
- Findings consolidated from stages 1 through 5
- Reviewer sign-off by the advisor who owns the file
Checks to run
- Every finding traced to a source document or a dated site observation
- Scope limitations stated plainly rather than buried
- A single unambiguous decision: Verified, or Flagged with the reason