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HomeRealEstate3MajorStepsofOwningLand

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3MajorStepsofOwningLand
WrittenBySambasivaraoonWednesday,August8,2012|Wednesday,August08,2012
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3MajorStepsofOwningLand

Owninglandinvolvesthreemajorsteps:registeringtheland/saledeedtransferofownership
throughrelevantdocuments,andregularisingcontinuedownershipofland.Letuslookateach
stepindetail..
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Registeringtheland/saledeed

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Registration is basically an official record of the buying of land by one party (buyer) from

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another party (seller). This happens at the registration office through a sale deed. A buyer
needstodoathoroughinvestigationofthelandbeforebuying.Thisinvolvesalegalopinionof
the land by a reputed lawyer. This also includes getting the latest Encumbrance(EC)
Certificate dating back to 1330 years. The EC will list all transactions involving the land till

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datewhichincludesloans,collateralorlegalissues.MakesurethattheECisclean,andyour
lawyerlooksback30yearsintotheEC.Thebuyeralsoneedstomakesurethattheperson
selling the land owns the patta unless the land is being sold by an agent who has a valid
PowerofAttorney.Ifnot,youneedtomakesurethatthesellergetsthepattatransferredin

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hisnamebeforeyoubuythelandfromhim.Italsoagoodideatocheckthe'A'registeratthe
VAO'sofficetoconfirmthatthenameoftheownerofthelandontheAregistermatchesthe
seller'snameonthesaledeed.

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An 'A' register is a record of the land held at the VAO's(Village Administrative Officer) office.

General

The 'A' register is a government record that contains all the survey numbers and its

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subdivisionswiththeclassificationofthelandanditsextentinacresorhectares,anddetailsof
thepropertysuchasitsclassification,taxassessment,owner'snameetc.Whenyoubuyland,
youwanttoconfirmifthedetailsinthesaledeedareauthentic.ApartfromcheckingtheFMB
sketch,parentdocumentsetc.it'simportantthatyouverifyownershipandlanddetailsinthe
'A'registerextractwhichcanbegotfromtheVAOwhenyouhandoverthesurveynumberfor
theland.
Someofthepertinentdetailsare:
Classification Specifies if the land is a nanjai, punjai or a manavari. This essentially
saysifthelandisawetordrylandandhowitcanbeirrigated,throughcanals(nanjai)
orrain(punjai).ThisisanimportantdetailfornonIndianordualcitizenpropertybuyers
inIndia,astheycannotbuyagricultureland.
AreaspecificsSpecifiestheareaofthelandinhectares.
Tax Lists the tax assessment for the land. It's usually at a ridiculously low price
comparedtowhatyouhavetopayinothercountries.
Owner information Lists the property owner's name. Pay attention to this piece of
information. You want the owner's name to match the name on the sale deed. If this
propertyisownedbythegovernment(e.g.road,acquiredlandetc.),itwillsayso.
Another important document you check at the VAO's office is the FMB sketch (Field
Measurement Book), which is used to verify land measurement details such as survey area,
plotarea,boundarydetailsetc.

Transferofownershipthroughrelevantdocuments
Thisisbasicallyaproofshowingthatnotonlyhasthebuyerboughtthelandbutalsoownsit.
Thefirststepafterregistrationistotransferthepattatothebuyer'sname.Oncedone,check
toconfirmthatyourname(buyer)hasbeenupdatedinthe'A'Register.
Whilethepattaisaproofofownership,itdoesnotprovidethedetailsoftheexactnatureof
the holding except that it is a piece of land. A more conclusive evidence of ownership is
providedbythechittaandadangaldocuments.YouwillneedgototheofficeoftheVAOand
furnishacopyoftheupdated'A'Register(withthebuyer'snameupdated)andgetthelatest
copyoftheChittaandAdangal.Thesecopieswilltellyouifthepreviousownerhaspaidthe
taxesorhasanydues,andthedetailsofthetenantswhohavecultivatedtheland(incaseof
Adangal).Youcouldaskforthisifyoudonotseeitinthedocument.
ChittaThisdocumentwillbewithVAO,andalsoacopyintheTalukoffice,andwillcontain
detailssuchasthesurveynumber,thecurrentowner,pattanumberetc.Beforeyoupurchase,
you need to verify this document, and also after the purchase, this document will be sent to
youasacopy.Forexample,aftertheregistrationalongwiththeotherdocumentsthiswillalso
besenttoyou.
Thechittacontainsthefollowing:
Pattanumber
Surveynumberwithsubdivision
Village
Taluk
District
Propertyowner'snamewithfather'sname
Adangal This contains details about each piece of land in a particular village by survey

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number,itstenants,thecropraisedanditscondition.TheAdangalrecordscontaininformation
suchas
Surveynumber
Wiseholdings
Extentoffield
Durationoftenancy
Detailsoffirstcrop
Detailsofsecondcrop
Monthanddateofharvest
Approximateyieldofcrops
Stateongroundparticulars
Thelandholdingdetails('A'Register)andlandownershipdetails(Chitta)aremasterrecords.
Theotherrecordsareupdateddependingonthetransactions.
TheadvantageofbuyinglandfromapromoteristhathewilldothefollowupwithVAOand
thesurveyorfortheabovedocuments.Aprivatesellerwillnotgetthisdocumentforyou.Make
sureyouupdatethesedocumentsinyourname.
FMB Sketch Then there is the FMB Sketch [sometimes just known as sketch] which is a
scaledrawingofthesurveynumbersinvolved.ThisisagainobtainedfromtheVAO.Withthe
patta[whichdescribesthebordersoftheproperty],theadangal,thechitta,thesketchandthe
stamped,registereddocumentofownership,youareprettymuchalegalowner!
Regularisingyourownership
In order to ensure smooth disbursement of home loans for construction on your land in the
future,itisimportanttomakesureyoupayallpropertyandwatertaxesrelevanttoyourland
onaregularbasis.Justtoverifytheproofofyourownership,youcouldrequestandobtaina
copyofthelatestcopyoftheECthatshouldlistyournameastherightfulowner.Alsomake
sureyouhavealltheparentdocumentsofthelandinyourpossession(sincebankswillwant
allparentdocumentsforloans).Thisincludesthesaledeedsofallpastowners.Thesaledeed
oranyotherdocumentunderwhichapersonderiveshistitleisknownasthetitledocument.
All earlier documents that indicate the title of the person who is the predecessor in interest
establishingtheflowofthetitleuptothepresentpurchaseareknownasparentdocuments.
Foratitletobeclear,both,thepresenttitledeedandparentdocumentshavetobeinorder.
Insomecasesyoumightshareajointpattawithanotherownerifyouhaveboughtaportionof
a larger piece of land. In such a case, you can request a survey of your land and have the
land split with your name as a single owner. It is also a good idea to get all the tax receipts
paid in the past by the previous land owner, and a 'No Tax Due' certificate from the VAO.
Thesetaxreceiptswillhelpsecurealoaninthefutureandwillveryclearlyestablishyouasthe
rightfulowner.

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5comments:
Anonymous January5,2014at10:01PM
clearlystatedallthedetailselaborately
Reply

santoshikadiri January20,2014at4:44PM
Cananyoneletmeknowwhatisthevalidityofadangalcopy?
Reply

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Reply

Anonymous April1,2014at2:41PM
"nonIndianordualcitizenpropertybuyersinIndiacannotbuyagricultureland"
This statement is incorrect. There is nothing in Indian law regarding buying agricultural land about
"Citizen",butonlymentionof"Resident".ItsaysNRIcannotbuyagriculturalland.
PleasequotetherelevantIndianlawthatsaysanythingabout"nonIndian"or"dualcitizen".
Reply

Anonymous August21,2014at4:16PM
ThispersonhaselaboratelygivenalltheproceduresinvolvedinbuyingalandinTamilNadu.
Thankstohimforthisgreateffort.
Reply

Anonymous June4,2015at7:53PM
VeryudefulinformationThanksforsharing
Reply

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