Investing in land, especially in areas experiencing rapid development such as near Jewar Airport, highways, or industrial corridors, offers significant opportunities — but also serious risks. The demand for plots in Jewar region has surged due to ongoing infrastructure growth, which can raise property values but also attracts fraudulent or poorly verified deals that can cause heavy losses.
Understanding the correct process for verifying land titles is essential to protect your investment and avoid property fraud.
When evaluating a plot or parcel of land, begin by examining the original and historical ownership documents. The following are key records to verify:
a. Sale Deed / Title Deed
Ask for previous sale deeds, the complete chain of ownership documents (also known as mother deeds), gift deeds, and wills. Ensure these were registered with the sub- registrar’s office and that proper stamp duty was paid.
b. Record of Rights / Revenue Records
Documents such as Jamabandi, Khatauni, Khasra, Gat, or Fard are maintained by the local revenue offices (tehsildar/patwari). They show ownership details, land area, and land use.
c. Mutation / Intkal Records
Mutation updates the revenue records to reflect ownership changes. Verify that mutation has been duly completed.
d. Property Tax or Municipal Receipts
These receipts confirm that local taxes have been paid and that the property is recognized under the owner’s name.
e. Encumbrance Certificate (EC) / Non-Encumbrance Certificate (NEC)
Obtainable from the sub-registrar’s office, the EC shows whether the property is free from legal dues, mortgages, or litigation for a specific period (typically 13–30 years).
For land in developing areas, confirm that the property has the required NOCs and land-use approvals for the intended purpose — residential, commercial, or industrial.
Tip: Ensure that all details — owner’s name, plot area, boundaries, survey numbers, and address — are consistent across every document.
Many Indian states have digitized land records to make verification easier. Always use official government portals for checking authenticity.
a. State Land Record Portals
You can view land records by entering details like district, tehsil, village, khasra number, or owner’s name.
b. Mutation / Intkal Status
Check the status of recent ownership changes or applications via the state’s revenue department portal.
c. Sub-Registrar Searches
Digital databases at sub-registrar offices allow you to search for registered deeds related to the property.
d. DILRMP – Digital India Land Records Modernization Programme
This national initiative integrates and modernizes land records across states to ensure consistency and transparency.
Note: Always cross-check online data with the original physical documents to detect discrepancies or tampering.
A clean title ensures that the seller holds undisputed ownership rights. Here’s how to verify:
a. Review the Ownership Chain (30 Years or More)
Confirm how the current owner acquired the property — by sale, gift, inheritance, or will. Each link in the chain must be documented and registered.
b. Check for Legal Disputes
Search civil and revenue court records for pending litigation, injunctions, or orders concerning the land. Use the EC and court searches to confirm this.
c. Verify for Mortgages or Liens
If the land was used as loan collateral or has unpaid dues, the bank or creditor might have a claim. The EC should reflect such encumbrances.
d. Confirm Boundaries and Measurements
Match the property’s boundaries and area on paper with the physical site. Hire a qualified surveyor or refer to official revenue maps to verify accuracy.
Online verification isn’t enough — field verification is critical for accuracy.
a. Visit the Patwari / Tehsildar Office
Check jamabandi, mutation records, fard, and maps maintained at the local revenue office. Cross-match all data with what the seller claims.
b. Check Municipal or Development Authority Records
If the land lies within a development zone or corridor, confirm with local authorities regarding zoning rules, acquisition plans, or development restrictions.
c. Conduct Physical Site Verification
Visit the site, measure boundaries, and speak with nearby property owners or residents. Locals often know about ongoing disputes or encroachments.
In developing regions, land may be under acquisition or reclassification.
a. Check Public Acquisition Notices
Review government gazettes for land acquisition under the Land Acquisition Act — especially near upcoming infrastructure projects.
b. Verify NOCs and Clearances
Confirm there are no pending NOCs or restrictions related to the land’s location, environmental sensitivity, or development corridor status.
c. Monitor Changes in Master Plans
Keep track of changes in the local master plan, as agricultural land may be rezoned for public or industrial use, affecting ownership and development rights.
Professional due diligence minimizes the risk of fraud or oversight.
a. Hire a Property Lawyer
An experienced real estate lawyer can prepare a title report, review all records, and highlight potential legal risks or disputes.
b. Consult a Licensed Surveyor or Engineer
For physical verification of land boundaries and layouts, especially in developing or subdivided areas.
Before signing any agreement or paying an advance, ensure the following:
Rapidly growing regions often attract fraudsters. Fake plots, forged deeds, overlapping claims, and undisclosed acquisitions are common risks. Always verify beyond what the seller provides — official and local verification are both vital.
Verifying land titles requires a layered approach — from document checks and online verification to local inspections and professional due diligence. Skipping any step can lead to serious financial and legal consequences.
