Patta: The Occupancy Right Document
Think of patta as the government's official record of who is in rightful possession of a piece of land. It doesn't prove absolute ownership (that's the sale deed), but it records who the revenue department recognises as the legitimate occupant.
Patta contains: village and taluk details, survey number, subdivision number, type of land (wet/dry), extent (area in hectares), and the patta holder's name.
Why it matters: Banks insist on patta before granting home loans. Without patta in your name (or your seller's name), registering the sale deed is still possible but creates complications. Patta mutation after registration is essential.
How to get: Taluk office or online at tnpatta.tn.gov.in. Enter district, taluk, village, and survey number.
Chitta: The Land Classification Record
Chitta accompanies patta and provides supplementary information about the land: its classification (wetland/dry land), cultivation type, and the "A Register" entry showing all subdivision details.
For residential purposes: you want the land classified as "Punjai" (dry land). "Nanjai" (wet land/paddy) has restrictions on non-agricultural conversion. "OS" or "Other" categories may have special restrictions.
If the land is classified as nanjai (wetland): a conversion order (NA patta) from the Revenue Department is required before DTCP can approve a residential layout. Verify this conversion has happened.
Encumbrance Certificate: The Transaction History
The EC is issued by the Sub-Registrar's Office and lists every registered document affecting the property over a period of time. Think of it as the property's transaction history.
EC shows: all sale deeds, gift deeds, partition deeds, mortgage deeds, and court attachments that have been registered at the SRO.
What a clean EC looks like: All transactions form a logical chain matching the title deed. No mortgage entries that haven't been discharged. No court attachment or injunction entries.
What raises alarms: A mortgage that's not been released (property still pledged as collateral). "Sale-cum-GPA" entries (could indicate problematic power-of-attorney transactions). Gaps in the chain (missing transfers). Multiple deeds for the same property period.
How to read it: EC format lists each transaction with date, document number, parties, and description. Read from oldest to newest. Each transaction should logically follow from the previous.
These Three Documents Together
Patta + Chitta + EC form the core of revenue-side document verification. Combined with the title deed and FMB sketch, they give a comprehensive picture of:
All five documents should be verified before signing any agreement or paying any advance.