11 Guidance and tips to buy a residential plot

documents to be verified before buying a land
documents to be verified before buying a land

11 Important tips for buying land | Don't buy a plot without reading this article

Tips for buying land

Tips for buying land

Owning a piece of land and building a home of your likings is a dream for many of us. Buying a property is highly capital-intensive, and any mistakes made during the process can cause a great deal of trouble to the buyer. 

Buying a plot of land is a very tricky affair especially with so many people creating fake documents and other forgeries. It is very important to exercise due caution while examining the property documents.

In this article, I will talk about all the documents a buyer has to seek and check and also about 11 best tips for buying land. 


buying a land

documents to be verified before buying a land

The following blog will be providing information on the above mentioned topics in detail. You can also directly skip to a particular topic by clicking on it, however we recommend you to read the entire blog to have a full idea about how to choose a residential plot.

1. Verification of the documents

The first tip on 11 tips for buying land is verification of the documents. Paperwork, paperwork, paperwork, this might sound like a nightmare but it is really important. This is a must if you want to spare yourself from the troubles later.

documents needed for house construction

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Tips for buying land

documents to be verified before buying a land

You must insist on a clear title-deed from the seller. Check if the land is in the owner’s name and if he/she has the full right to sell it. Also, check if he/she is the sole owner of that piece of land. While receiving the photocopy of the deed please cross check with the original deed also.

Once you receive the title-deed, scrutinize it. To check these documents you can search for the title deed on the registration website of the state government and don’t forget to consult your lawyer to be sure. 

Tips for buying land
tips for buying land

The next document you need to verify is EC. Check EC for min 12 years if possible 30 years,(20 of them would be computerized and remaining years would be non-computerized data) must be examined before you proceed any further.

This document can be obtained from the sub-registrar’s office where the title-deed is registered. This document will help you to figure out if the plot or land is free from any legal dispute or unpaid dues and also helps you to know whether the person selling the land is the owner of the plot or not.

EC-tips on select a residential plot

If he/she is not the proper owner of the land, then check whether the person who is going to sign on the purchase agreement has power of attorney. In many cases, a person who has the power of attorney employs some other person to sell the property and sign on the purchase agreement documents. Note that this is not legal and shouldn’t be allowed. A person with either the EC in his/her name or a person with power of attorney only can sign on the purchase agreement. 

For free online encumbrance check in tamilnadu check this link

Make sure you check the previous tax receipts like a vacant land tax of the property. Ask for the originals again to make sure all the payments are paid properly so that there won’t be any legal complications or any surprise expenses after you buy the land.

Tips for buying land
documents to be verified before buying a land

This certification needs to be checked if you are buying a property that’s been up for resale. This certificate will be issued by the bank indicating that the loans if any on the property have been paid.

Make sure that the local authorities have given the all-clear on the plot of land you are going to buy.

If the owner of the land is an NRI, then make sure you get the Power of Attorney (POA) from the seller.

Tips for buying land
documents to be verified before buying a land

Patta has details about the property size, history of property ownership, dimensions etc and it should be in the owner’s name.

Patta:tips on choosing the residential plot


Chitta:Guidance and tips to buy a residential plot


Make sure you verify this Patta of the land. Also, check the Chitta and FMB sketch(Field Measurement Book) also.

FMB sketch:Guidance and tips to buy a residential plot

NA(Non-agricultural) order:

Last but not the least you must check the NA(Non-agricultural land) order.By default, all the land in India is agriculture land unless it is designated for some other purpose by the government? Yes, you heard it right. Interesting isn’t it?

Before constructing any type of building (Residential or Commercial or Warehouses or Industrial) one has to first convert the land to non-agricultural land (NA).

There are various types of NA: Those are

  • NA – Residential 
  • NA – Commercial
  • NA – Warehouses
  • NA – Resort
  • NA – IT/ITeS

Just because the land has NA doesn’t mean you can start building up, check if it is of the residential scheme. You cannot build the residential home in a commercial or a warehouse or a resort scheme. Only residential building can be built on residential NA and same for the others NA’s too.

So make sure you ask for a copy of NA – Residential order issued by the Town Planning Authority from the seller before proceeding. There is a thing called NA approved plots by the collector, never believe such misleading things.

documents to be verified before buying a land

One should verify the identity of the seller similar to verifying the deed title of the property. If the land/plot is sold by an agent make sure you double-check the owner’s info. Ask for the owner’s details and identity(Aadhar card for instance). The buyer should make sure that the seller has all the rights to sell the property.

To verify the identity of the seller check the below documents mentioned below:

  1. Residential proof and nationality of the seller.
  2. In case the land/plot is held jointly, identify all the owners.
  3. Whoever the seller is(company or partnership firm or an individual or a group of individuals)make sure the person executing and registering the sale deed is duly authorized.
  4. If the property is held by a minor or person of unsound mind or an NRI make sure you get the Power of Attorney (POA) from the seller.


documents to be verified before buying a land

After check the tiresome paperwork’s it is time for some ground realities. Here are a few things that you have to check before buying the land or property.

You must undertake a survey (get help from surveyor) and confirm the extent and dimensions of the plot. After buying it is advisable to find the extent of the land and set the boundaries after buying, this will help you prevent unauthorized person enjoying the property.

tips for buying land

documents to be verified before buying a land

For each and every locality this may vary. For instance,if we take Chennai within the Chennai limits each locality will have different FSI value.

If the land area is 1000 sq.ft and the buildup area that can be constructed in this land would be maximum 2000 sq.ft taking into account of maximum FSI i.e. 2 in Chennai. In certain areas the FSI can be 1.5 or 1.75 also. Make sure you buy a land with a good FSI value so that you can get maximum benefit from it.

Check if drainage connection is available in that locality. If not you have construct septic tank or water recycling tank which will an additional cost during the construction process.

documents to be verified before buying a land

Make sure you check if the electrical lines are already present or it has to be done newly, suppose if an electrical pole is 100 feet away from your land, for giving a new connection you have to pay some amount to the Tamilnadu electricity board to add an electricity pole near your plot and get electricity connection for your plot which will be an additional cost for you after buying the land.

documents to be verified before buying a land

Check if the land is located in a newly developed area if this is the case roads will be developed in the future. So keep in mind that the foundation height has to be increased while constructing the house.

Also,check the land level from the road level, if it is below road level we need to increase the land height and also foundation height, which will be an additional cost.

Also if it’s a newly developed plot by a developer/builder if the soil is filled to raise the height of the plot. If that’s the case you may have to lay a pile foundation for your construction.

Ex: In some places, the natural ground level will be 5 or 6 feet below road level and the developer would have filled soil to raise the height of the plot. For  normal house construction, we will have a foundation depth of 6-8 feet below the natural ground level.  In this case, natural ground level itself is below 5-6 feet and we have to go 6-8 feet from that. So the total foundation depth will be around 12-15 feet, where pile foundation is the only solution.

We cannot lay the foundation in artificially filled soil as it will be very loose and not strong enough to hold a foundation. There will be too much soil settlement once the construction is completed to the building weight.

documents to be verified before buying a land

Check the type of soil before making any decisions. It shouldn’t be clayey soil, if it rains water won’t be absorbed easily so mosquitoes breeding occurs, also bearing capacity will be less compared to other soil types. This, in turn, escalates the foundation cost.

If the soil bearing capacity is low, pile foundation has to be laid which will cost you more than normal foundation.

Before finalizing the land get a water diviner and check the water level in the plot, it will hardly cost Rs.2000 for checking it scientifically we are going to invest lakhs of amount in purchasing a land, it’s better to spend a small amount like this to ensure the water availability.

Also, make sure you ask about the water quality in the neighbourhoods if possible get a sample and test it. If it is hard water it will spoil your appliances like Motor, washing machine. Also if hard water is used for construction purpose quality issues arises so it’s better to test it beforehand and do some preventive measures like treating making it good for construction and other purposes. We can test the quality of water using low cost portable devices like these

Even after construction, you have to either desalinate or buy water in lorries and fill the sump regularly if the water is not available or it’s not of good quality. Even if you are ready to pay for lorry water in summers water will be in high demand, you might not get water. So make sure you check this before finalizing.


Check if the plot location and its growth. Do your research. Instead of buying in a fully developed area, which is way too pricey, buy in a locality, which is under development this way you can save some cost.

Also check if the basic amenities like the grocery store, hospitals, ATM, schools, colleges etc. are available in that locality.

Make sure you check the potential growth of the plot before making a decision.


  • Sale Deed is the document written by a Government licensed Document writer that needs to be registered in the office of sub-registrar to make the sale happen. Until the sale deed is written, you are not the legal owner.

sale deed:tips on buying a residential plot

  • Get the receipt from payment of stamp duty charges once you have added registered the land in your name.
  • Next is to get the house plan approval, if you buy a plot that is approved one you can skip this step otherwise you have to get planning permission from the government. This is a time-consuming process; you can get a professional to help you with this. I strongly recommend you to check this article to know more about how to get planning permission from the government.

Check out our video on what to look for when buying a piece of land below.

Top 9 house construction tips

house construction tips
house construction tips

Top 9 house construction tips | Read this blog before starting your house construction

Building your home from the ground up allows you to tailor your home to suit your tastes and needs. But it can be a tricky, stressful and time-consuming process. Don’t worry, we are here to help you, here are 9 tips from experts that will help you through the pain and stress-free new home construction process.

house construction tips

house construction tips


house construction tips

house construction tips

The following blog will be providing answers to the above mentioned questions in detail. You can also directly skip to a particular question by clicking on it, however we recommend you to read the entire blog to have a full idea about house construction and how to prevent it from having any time or cost overruns.

1. Finding the right construction plot for you

While choosing a plot once should keep in mind the plot should be located in such a location that there will be potential developments in the future so that you can save some money.

Check the road width of the plot before choosing.  Also the selected plot should not be lower than the level of the road, since this increases the construction cost later on.

house construction tips

Also, when you are looking for a plot, you should focus on buying land that already has planning permission.

Some plots are sold without planning permission. These plots without planning permission can be often tempting because they go for a lot less money than plots with planning permission.

Getting planning permission can be a really stressful and time-consuming job. So it is better to buy plot with planning permission.

house construction tips

house construction tips

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house designs

2. Coming up with design ideas

Now that you have chosen the plot and brought it. It’s time to come up with some design ideas for your house. Think and discuss with your family about your requirements and note it down. How many bedrooms do you want?

Are you going to build one floor or duplex or multi-storey, so that you can live in one house and remaining houses can be rented out? This all depends on your budget and your needs.

Once you know your requirements check out Pinterest for design ideas according to your needs and requirements.

There are tonnes of ideas available on the internet today and pick a few of your liking. Create a Pinterest board for each room of your house. What will the layout of each room be? In what size you want each room to be etc.,

This not only helps you with a plan but also it is a great point of reference to show your builder or architect.

house construction tips

3. Designing your house

Once you know all your requirements and you have the plan ideas, you can ask the builder or the architect to design.

Communicate your requirements clearly to them. Make sure you go through this design process before starting the construction. This will avoid costly mistakes in future.

For instance: In design phase, if you don’t like the elevation or you want to change the size of the room it can be done, but once constructed if you want to do rework it will cost you 10 times more.

house construction tips

4. House construction budgeting

Call few building contractors and get an idea of how much is the cost per sq.ft and also ask them what are included in the cost per sq.ft and what’s not included and come up with an approximate budget for your house construction.


Calculate the cost of the items that are excluded from this cost and add up to the budget.

For example, if the building contractor says sump, septic tank and compound wall would be charged extra. Come up with the litres of the sump you would need and calculate it’s cost and add to the total budget.

house construction tips

5. Make room for an additional cost in the budget

Always add 10-15% extra to this cost for unforeseen circumstances.

Here are a few examples, which can add up the cost:

  1. You might want to upgrade the bathroom fittings or electrical or plumbing material to match your expectations.
  2. You might think of opting for solar panels. These things will definitely cost you extra.
  3. Building plan approval cost: If your land is unapproved you have to get approval from the government. Check here to know more about building approval.
  4. Altering the land before construction can start: If the land you have purchased is below the road level. The Soil has to be filled before starting the construction process or If there is a lot of trees, haul in dirt, grade or remove large rocks, that has to be cleaned expenses will increase.

Research on all these additional costs and decide if you can afford the cost of the construction all by yourself or you have to take a loan for construction. If you have to get a loan from the bank.

Check with the bank for a housing loan before proceeding further. The bank loan will be provided depending on the cibil score.

Recently most of the banks provide loan for both land and construction. Enquire it before taking any step ahead.

house construction tips

6. Hiring a building contractor

  • If you are someone who has prior knowledge in building construction and if you have time to manage the construction project you wouldn’t need the expertise of a building contractor.

    But if you are someone who doesn’t have time and expertise to manage the construction project we would recommend you to find a building contractor to do the work for you.

    Here are some of the interview questions that will help you find the right building contractor:

    1. Ask how much does he charges per sq.ft
    2. Ask about the material specifications for the cost mentioned and also know about what is included in the cost and what is excluded.
    3. Ask him if you can customize the materials used for construction and if so what would be the additional charges for that.
    4. Know who is going to supervise the work and at what frequency he will be visiting the site.
    5. Ask him how do they keep up the quality of work.
    6. Know their construction process right from the planning phase.
    7. Ask him about his previous projects and experiences. Visit their previous projects and check the construction quality.
    8. Ask him if they have an in-house architect team and if yes check their sample design works.

    I strongly suggest you read this page to know more information on hiring a building contractor

house construction tips


7. Construction agreement

  1. Make sure to have a construction agreement written between you and the building contractor. Ask him to mention each and every detail clearly and go through the entire document a few times before signing up.

  2. Make sure it includes a detailed plan, warranty, insurance information, detailed costing, payment stages and schedule, material specifications.

house construction tips

house construction tips

8. Anticipate the Delays

  1. Ask your building contractor about the project delays before signing up the agreement.

  2. Delays may occur due to material unavailability, labour unavailability or any natural calamities.

house construction tips
house construction tips

9. Make sure there’s labour risk insurance

Make sure the building contractor you choose, offer insurance for the labours working at the construction site.

For instant: If a labour falls off from a ladder while working in the construction site and breaks his hips or legs. If the builder has insurance it will be covered up otherwise you will be liable to pay the whole amount or at least 50% of the hospital expenses. So make sure the building contractor provides insurance to the labours working. Moreover, it will only cost 5000 or 6000 for a project.

Read more about the insurance here

10. Conclusion

We hope these tips will help you with the construction process. Choosing the right team of experts, and having a clear vision and money in your pocket, will help make the house construction much easier. We have uploaded a video on house construction tips, check it out here.