Buying a home or a plot is usually the biggest purchase a family makes, and in Tamil Nadu the paperwork can feel overwhelming — patta, chitta, EC, DTCP, CMDA, RERA. The good news is that most problems can be spotted early if you follow a simple checklist. Use this guide before you pay any advance, and always take a qualified property lawyer’s opinion before you sign.
1. Confirm who really owns the property
Ask the seller for the current sale deed (title deed) and the chain of earlier documents, often called parent documents. Lawyers commonly review the history for the last 30 years to confirm the property passed legitimately from one owner to the next. Check that the seller’s name, the survey number and the extent (area) match across every document.
- Original sale deed and parent documents
- Legal heirship or succession documents if the property was inherited
- Power of attorney — if the seller is not signing personally, verify that it is genuine, registered and still valid
2. Get the Encumbrance Certificate (EC)
An Encumbrance Certificate lists the registered transactions on a property — sales, mortgages, gift deeds and so on — for the period you search. In Tamil Nadu you can view EC details online through the Registration Department’s TNREGINET portal. Look for unreleased mortgages or any transaction the seller has not told you about.
3. Check patta and revenue records
Patta is the revenue record that shows who holds the land in government records. Make sure the patta is in the seller’s name and that the survey number and extent match the sale deed. Patta and related land records can be checked online through the Tamil Nadu government’s e-services portal. For plots, compare the boundaries on the ground with the FMB (field measurement book) sketch.
4. Verify layout and building approvals
Unapproved layouts and unauthorised construction are among the most common problems buyers face.
- Plots: check that the layout is approved by DTCP (outside the Chennai metropolitan area) or CMDA (inside it), and that the approval number is genuine.
- Buildings: ask for the approved building plan from the local body and compare it with what has actually been built.
- Completed buildings: ask for the completion or occupancy certificate where applicable.
5. Check RERA registration for new projects
If you are buying in a new project from a builder, check whether it needs to be registered with the Tamil Nadu Real Estate Regulatory Authority (TNRERA) — and whether it is. Registered projects publish their approvals, timelines and promoter details on the RERA website, which gives you useful protection if the project is delayed.
6. Look at tax, utility and association dues
Ask for recent property tax receipts and electricity and water bills. Unpaid dues can become your problem after registration. In apartments, get a no-dues letter from the owners’ association and understand the monthly maintenance charges before you commit.
7. Inspect the property in person
Photos never tell the full story. Visit at different times of the day and check:
- Water availability, seepage, cracks and drainage
- Road access, street lighting and any history of flooding during the monsoon
- Distance to schools, hospitals, bus routes and your workplace
- Actual measurements compared with the documents
8. Understand the full cost, not just the price
Budget for stamp duty and registration charges (calculated on the higher of the sale value and the government guideline value), legal fees, home loan processing charges and any repair or interior work. Rates and guideline values change from time to time, so check the current figures on TNREGINET before you finalise your budget.
9. Line up your home loan early
A loan sanction letter tells you exactly how much you can borrow, and the bank will run its own legal and technical checks on the property — a useful second opinion. Keep your KYC documents, income proof and bank statements ready.
10. Put everything in writing
Before paying any advance, sign a written sale agreement that records the price, payment schedule, timelines and what happens if either side backs out. Pay through traceable bank transfers, never in unrecorded cash.
Quick checklist
| Check | Why it matters |
|---|---|
| Title deed & parent documents | Confirms the seller has the right to sell |
| Encumbrance Certificate | Reveals loans or other registered transactions |
| Patta / revenue records | Matches the government land records |
| DTCP / CMDA / building approval | Avoids unapproved layouts and legal risk |
| TNRERA registration (new projects) | Protection on timelines and disclosures |
| Tax & utility receipts | No surprise dues after you buy |
Start your search on OWNZAA
Browse properties for sale and rent across South India, or narrow down by city — Salem, Chennai, Coimbatore and more. Look for the Verified badge, and when you find a property you like, contact the owner directly and ask for the documents above before you visit. Have questions? Our FAQ explains how enquiries and verification work.
This guide is general information, not legal advice. Always ask a qualified property lawyer to review the documents before you pay an advance or register a sale.
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