Land Documents to Verify Before Buying Property
Buying land is one of the most significant financial milestones you can achieve, but in a state like Andhra Pradesh, the excitement can quickly turn to anxiety if you don't know which documents to verify.
Thanks to the Meebhoomi portal, the process is much more transparent than it used to be. Think of Meebhoomi as a digital "X-ray" for land records—it allows you to see the health and history of a property before you commit.
Here is a deep dive into the 10 essential documents you must check to ensure your investment is safe.
1. The Sale Deed (Title Deed)
The Sale Deed is the "Parent Document." It is the primary legal evidence of the sale and transfer of ownership from the seller to the buyer.
- What to look for: Ensure the document is registered at the Sub-Registrar's office.
- The "Exact Match" Rule: The seller’s name on the deed must match their Aadhaar card exactly. Even a small spelling mistake can lead to months of legal corrections.
2. Adangal (Pahani)
The Adangal is a village record that acts like a "Who’s who" of the land. While someone might own the land, the Adangal tells you who is actually cultivating it.
- Why it matters: If someone else is legally farming the land, they may have rights that could block your development plans.
- Verification: You can pull this up instantly on the Meebhoomi portal under the "Your Adangal" section.
3. ROR 1-B (Record of Rights)
If the Adangal is about the activity on the land, the 1-B record is about the identity of the land.
Check this: It provides a snapshot of the "Pattadar" (owner), the extent of the land, and most importantly, any loans or liabilities attached to it. It’s like a credit report for the property.
4. Encumbrance Certificate (EC) for 30 Years
The EC is a certificate that states the property is free from any legal or monetary burdens, such as an unpaid mortgage.
Pro Tip: While many people check only the last 13 years, in Andhra Pradesh, it is highly recommended to request a 30-year EC. This ensures there are no "ghosts" from the past—like a long-forgotten family dispute or a decades-old bank lien—that could haunt your ownership.
5. Field Measurement Book (FMB) / Village Map
Don't just trust the fence lines you see on the ground. The FMB is the official government map showing the exact shape and dimensions of the survey number.
Verify: Compare the physical boundaries with the "Village Maps" feature on Meebhoomi. This prevents "encroachment" issues where a neighbor might accidentally (or intentionally) be using a piece of your land.
6. Land Conversion Certificate (N.A. Order)
In AP, agricultural land cannot be used for housing unless it has been legally converted. This is called the Non-Agricultural (N.A.) Order.
Red Flag: If you buy a "residential plot" that is still listed as agricultural land in the records, you won't get building permissions, and the authorities could legally demolish any structure you build.
7. Section 22-A (Prohibited Lands List)
This is perhaps the most critical check. Section 22-A lists lands that the government has prohibited from being sold. This includes:
- Assigned Land: Land given by the government to the poor (cannot be sold to others).
- Endowment/Waqf Land: Property belonging to temples or mosques.
- Government Land: Land owned by the state.
- Action: Check the "Prohibited Lands" tab on Meebhoomi. If the survey number is there, walk away immediately.
8. Mutation Register Extract
Ownership doesn't just change because a Sale Deed was signed; it must be updated in the Revenue Records. This process is called Mutation.
Look for: The "Mutation Details" on Meebhoomi. It shows the "chain of command"—how the land passed from the previous owner to the current seller (e.g., via sale, inheritance, or gift).
9. Property Tax Receipts
Just like you wouldn't buy a car with years of unpaid fines, don't buy land with unpaid taxes.
Check: Ask for the latest tax receipt. If the seller hasn't paid for years, the government can technically seize the land to recover the dues, and that debt becomes your problem the moment you buy.
10. Link Documents (The "Mother" Deed)
The land has a history, and you need to see all of it. Link documents are the previous sale deeds that lead up to the current owner.
The 30-Year Chain: Legal experts suggest tracking these "Mother Deeds" back at least 30 years. If there is a "missing link"—a period where the ownership isn't clear—it creates a "clouded title," and banks will likely refuse to give you a loan for that property.
Quick Tip: Always verify these documents yourself on the official Meebhoomi portal. Never rely solely on photocopies provided by a broker or seller.