LEGAL DOCUMENTS (1–12)
1. Title deed (sale deed) for the current seller 2. Title chain for 30 years (every registered transfer) 3. Patta in seller's name with matching survey number 4. Chitta matching the property type 5. Encumbrance certificate (EC) for 15+ years — clean 6. FMB sketch from Taluk office — dimensions match sale deed 7. DTCP or CMDA layout approval (original) — verify approval number independently at issuing authority 8. RERA registration certificate (if project claims it) — verify at tnrera.tn.gov.in 9. Government land notification certificate — confirm land is not under acquisition 10. Tax receipts — property tax paid to date 11. No-objection certificate (NOC) from developer if buying from secondary market 12. Power of Attorney (if seller is selling through agent) — original and registered
PHYSICAL INSPECTION (13–22)
13. Visit the plot physically — do not buy on brochure alone 14. Measure plot dimensions and compare to sale deed 15. Check for encroachments on plot boundary 16. Inspect internal roads — width, surface, drainage 17. Check drainage — does water accumulate on or around plot? 18. Verify electricity connection availability (transformer on nearby road) 19. Check water source — underground (borewell) or TWAD (water board) 20. Confirm no overhead power lines crossing the plot (building restriction) 21. Check neighbouring land use — industrial/commercial nearby affects residential value 22. Verify the plot number matches layout board on site
FINANCIAL VERIFICATION (23–28)
23. Confirm guidance value (officially set land value used for stamp duty) with SRO 24. Calculate total cost: land price + stamp duty (7%) + registration fee (1%) + legal + mutation 25. If bank-financed: get loan sanction before Agreement to Sell, not after 26. Check if any development charges are pending (municipality, panchayat) 27. Confirm no developer loans are charged against the plot (ask EC to show this) 28. Understand payment schedule clearly — never pay 100% before registration
NEIGHBOURHOOD AND FUTURE VERIFICATION (29–32)
29. Check Master Plan zoning — is this area zoned residential in the local master plan? 30. Check for nearby infrastructure planned (good: metro/highway; bad: industrial/landfill) 31. Verify access road is public road, not private land (check with panchayat) 32. Check flood-prone classification (if near wetland, riverbed, or coastal zone)
POST-PURCHASE STEPS (33–35)
33. Patta mutation at Taluk office (apply within 30 days of registration) 34. Verify sub-division patta issued in your name after mutation 35. Photograph the plot boundaries after registration and keep GPS coordinates
Working through this checklist takes 2–3 weeks. Skipping it can cost lakhs in legal fees, lost money, or a title dispute. The ₹10,000–15,000 legal fee for a professional verification is the best insurance you can buy.