Most land disputes in Tamil Nadu trace back to a document that wasn’t checked carefully – or wasn’t checked at all. Use this checklist before you pay any advance for land, a plot or a house.
1. Title documents
- Current sale deed – the seller’s registered title document
- Parent documents – earlier deeds showing how ownership passed over the years
- Settlement, gift, partition or will documents – if ownership came through these
- Legal heir certificate and consents – for inherited property
Look for an unbroken chain, matching survey numbers and extents across documents.
2. Revenue records
| Record | What it shows | Check |
|---|---|---|
| Patta | Ownership in government revenue records | Name matches the seller; survey number and extent match the deed |
| Chitta / Adangal | Land details and classification/usage records | Classification and details are consistent |
| FMB sketch | Field map of the survey number | Boundaries and shape match the land on site |
Many revenue records can be viewed online through the state’s revenue e-services. Learn more in our patta transfer guide.
3. Encumbrance certificate (EC)
The EC lists registered transactions on the property – sales, mortgages and more – over the period you request. Check a long period, commonly 30 years. See our EC guide.
4. Approvals
- Plots: layout approval (e.g. DTCP or local body) – read our DTCP guide
- Houses: building plan approval and completion details as applicable
- Larger projects: TNRERA registration where required
5. Financial and tax records
- Property tax receipts (for houses and urban plots)
- Electricity and water connection details (for houses)
- Guideline value of the area – affects registration cost
6. On-site checks
- Measure the land and compare with documents and FMB sketch
- Confirm the access road is public or legally available
- Check for encroachments or occupation by others
- Speak to neighbours about any known disputes
Red flags
- Gaps in the ownership chain
- Patta in another person’s name without explanation
- Unreleased mortgage in the EC
- Mismatched survey numbers or extents
- Seller reluctant to show originals
This checklist helps you ask the right questions. For complex title issues, get a legal opinion from a qualified advocate.
Frequently asked questions
What documents are needed to buy land in Tamil Nadu?
What is the difference between patta and chitta?
How far back should I check ownership?
Can someone verify documents for me in Theni?
Get your documents checked
See our property document verification service in Theni, or send the details on WhatsApp.
