Title and revenue records
Pull the 7/12 (Record of Rights) and 8-A extracts from AnyRoR against the survey number, and read the entry history — not just the current owner. Look for unresolved mutation entries, inheritance splits and boundary corrections.
Check for encumbrances, mortgages and existing agreements to sell. Verify that every co-owner on the record is a party to the sale, including those who may be abroad or deceased with unrecorded succession.
Planning and zoning
Confirm whether the survey number falls inside the notified SIR boundary. If it does, obtain the TP scheme number, the FP number and the scheme stage. Confirm the designated land use under the development plan — residential, industrial, recreation and so on.
If the land is being sold as non-agricultural, obtain the NA order itself, not a verbal assurance. If it is agricultural and you intend to develop, price the conversion time and cost into your model.
Physical and access checks
Visit the site and have the boundaries physically demarcated against the map. Confirm the road section width fronting the plot and whether that road exists today or only on the plan.
Check for existing tenancy, cultivation rights, or encroachment. Confirm access is legal and not merely customary — a track across a neighbour’s field is not access.
Transaction hygiene
Register the sale deed and pay the correct stamp duty. Ensure the buyer name on the deed is the name that will appear on the mutation. Retain the index-II and the registration receipt.
For any structured or assured-return arrangement, get the return terms into a registered document rather than an MoU. An unregistered assurance is very hard to enforce.