Documents to check before buying land

Buying land is a dream for many, but without the right paperwork, it can quickly turn into a legal nightmare. In Andhra Pradesh, the government has digitized many records through Meebhoomi, making it easier for you to verify land before you pay a single rupee.

Here is your 10-point checklist to ensure your investment is 100% safe.

1. The Sale Deed (Title Deed)

This is the "Parent Document." It proves the seller actually owns the land and has the right to sell it.

• What to check: Ensure the seller’s name matches their Aadhaar card exactly. Check the survey numbers and boundaries.

2. Adangal (Pahani)

The Adangal is a village record that shows who is actually cultivating the land.

• Why it matters: Sometimes a person owns the land (on paper), but someone else is legally farming it. You can verify this easily on the Meebhoomi portal under the "Your Adangal" section.

3. ROR 1-B (Record of Rights)

While the Adangal focuses on cultivation, the 1-B record is all about ownership.

• Check this: It lists the history of the land, any loans taken against it, and the current "Pattadar" (owner) name.

4. Encumbrance Certificate (EC) for 30 Years

The EC shows if there are any "hidden" legal liabilities, like a mortgage or an unpaid bank loan.

• Pro Tip: Don't just check the last 13 years. In AP, it is much safer to request an EC for the last 30 years to ensure a completely clean title chain.

5. Field Measurement Book (FMB) / Village Map

A land might look big on the ground, but what does the government map say?

• Verify: Use the "Village Maps" feature on Meebhoomi to see the official shape and boundaries of the survey number. This prevents "encroachment" issues with neighbors later.

6. Land Conversion Certificate (N.A. Order)

If you are buying agricultural land to build a house, it must be legally converted to "Non-Agricultural" (N.A.) status.

• Red Flag: Buying agricultural land for a house without an N.A. order can lead to your house being demolished by the authorities later.

7. Section 22-A (Prohibited Lands List)

Andhra Pradesh has a list of lands that cannot be sold (Government land, Temple land, or Assigned land).

• How to check: Go to the "Prohibited Lands" tab on Meebhoomi. If the survey number is on this list, do not buy it.

8. Mutation Register Extract

After the seller bought the land, did they update their name in the Revenue Records? This process is called "Mutation."

• Look for: The "Mutation Details" on Meebhoomi to see when and how the current seller got the land (e.g., through sale, gift, or inheritance).

9. Property Tax Receipts

Ensure the seller has paid all land taxes to the government.

• Check: Ask for the latest tax receipt. If there are years of unpaid taxes, the government could seize the land, and you might end up paying the bill.

10. Link Documents (The "Mother" Deed)

The land didn't just appear; it was owned by someone else before the current seller.

• The Chain: Ask for the "Link Documents" going back at least 30 years. If there is a "missing link" (a period where nobody knows who owned the land), it’s a major legal risk.