A plot is one of the simplest property purchases to understand and one of the easiest to get wrong. There is no building to inspect, so almost everything that matters is on paper or under the ground. These are the checks worth making before you pay a booking amount.
1. Confirm the land is converted
Agricultural land has to be converted for residential use before homes can legally be built on it. In Karnataka this is commonly called DC conversion, after the Deputy Commissioner who issues the order. Ask for a copy of the conversion order and match the survey numbers on it with the ones in the sale documents.
2. Check the khata
The khata is the local body's record of who owns the property and is liable for its tax. You will need it to apply for a building plan, a loan or utility connections. Ask whether each plot gets its own khata and whether it is available in the electronic E-Khata format.
3. Trace the title
Ask for the chain of title deeds and an encumbrance certificate covering as many years as possible. Have your own lawyer read them. A clear answer at this stage costs far less than a dispute later.
4. Look for layout approval and registration
A planned layout should have a sanctioned plan from the relevant planning authority. Projects above the size threshold must also be registered under RERA. Ask for the approval and the registration details, and verify them on the authority's own website.
5. Walk the site
Visit in person. Check that roads, drains, street lighting and plot boundaries exist on the ground and match the layout plan. Find your specific plot, not just the model plot near the gate.
6. Test the commute
Drive from the site to your workplace, the nearest school and the nearest hospital at the times you would normally travel. A map tells you distance. Only the drive tells you time.
7. Add up the full cost
The per-square-foot rate is only the start. Ask for a written price sheet that includes registration, stamp duty, khata transfer, maintenance and any corner or facing premium, so you can compare projects on the same basis.
If a seller is reluctant to share any of these documents, treat that as your answer.
