10 Questions to Ask Seller Before Buying a Plot

Buying a residential plot is a big investment, and making the wrong choice can lead to legal troubles, financial loss, or long-term regrets. Before finalizing a deal, you must ask the seller the right questions to ensure a safe and profitable purchase. Here are ten essential questions every buyer should ask before buying a residential plot.

1. Is the Land Title Clear and in the Seller’s Name?

The most critical aspect of buying a plot is ensuring that the seller has a clear and marketable title. Ask for the title deed and verify it through the local land records office. A clean title means there are no disputes or legal complications. If the land is inherited, ensure that all legal heirs have signed off on the sale to avoid conflicts in the future.

You can also consult a lawyer to check the legitimacy of the title deed and ensure that there are no hidden claims. In some cases, fraudulent sellers may forge documents, so it is essential to get a professional verification.

2. Is the Land Approved by Local Authorities?

Before purchasing, check whether the plot has the necessary approvals from local authorities such as the municipal corporation or development authority. Unauthorized land may lead to demolition or heavy penalties in the future.

Ask the seller for the layout approval plan and ensure that it is in accordance with local building regulations. This is particularly important for buyers planning to construct a home on the plot. An unauthorized or unapproved plot can lead to major legal issues, including denial of construction permissions.

3. Are There Any Legal Disputes on the Property?

Legal disputes over land ownership are common in India. Ask the seller for an Encumbrance Certificate (EC) from the sub-registrar’s office to confirm that the land is free from any legal claims or mortgages.

Additionally, a public notice can be published in a local newspaper to invite any objections from third parties. This can serve as an extra precaution to ensure that no hidden claims exist on the property.

4. What is the Land Use Zoning?

Different areas have different zoning laws. Ensure the plot is designated for residential use and not agricultural, commercial, or industrial purposes. You can verify this information with the local town planning department.

Some buyers unknowingly purchase agricultural land, only to realize later that converting it to residential land is a lengthy and costly process. Zoning laws also determine the permissible floor area ratio (FAR), which dictates how much construction is allowed on the plot.

5. Are There Any Outstanding Dues or Loans on the Property?

Some sellers try to offload land with pending dues on property tax, utility bills, or even bank loans. Always check with the local municipal office and obtain a No Dues Certificate to avoid future liabilities.

Additionally, check if the land has been mortgaged to any bank or financial institution. If the seller has taken a loan against the plot, ensure that they provide a loan closure letter before you proceed with the purchase.

6. What is the Size and Measurement of the Plot?

Never rely solely on verbal assurances. Ask for a land survey document and match the details with physical measurements. If necessary, hire a professional surveyor to verify boundaries and avoid future boundary disputes.

Many buyers later realize that their purchased plot is smaller than what was mentioned in the documents. To avoid such discrepancies, always conduct an independent survey before making the purchase.

7. Is the Plot Located in a Legally Accessible Area?

A plot should have proper road access. Some plots may not have a legal pathway, making it impossible to build or use the land efficiently. Verify the right of way with the land records office.

If the plot is landlocked, you may face difficulties in getting approvals for utilities like water and electricity connections. Always ensure that the access road is legally documented and not just a temporary passage.

8. What are the Nearby Infrastructure and Future Development Plans?

Check for the availability of essential utilities like water, electricity, sewage, and roads. Also, research future developments like highways, metro lines, or airports, which can impact land value. For instance, the demand for residential plots near Jewar airport has increased due to infrastructure development in the region.

Government development projects can significantly increase property value, making them an important factor when investing in land. Additionally, check if there are any upcoming commercial developments or schools nearby, as these can affect the long-term appreciation of the land.

9. Are There Any Environmental Concerns or Restrictions?

Some plots are located in environmentally restricted areas where construction is limited. Check with the local authorities for any regulations regarding tree-cutting, water bodies, or protected land before purchasing.

For example, some regions have strict environmental clearance laws that prohibit construction within a certain distance from rivers, lakes, or forests. Failure to comply with such regulations can lead to severe legal penalties and even demolition orders.

10. What is the Seller’s Background and Reputation?

If you are buying from a real estate developer, research their past projects and customer feedback. If it’s an individual seller, ensure they have a good reputation and no history of fraudulent dealings.

In many cases, developers make false promises about future amenities and infrastructure. Always verify their track record and visit past projects to assess the quality of work. If buying from an individual, ask around in the locality about the seller’s credibility.