For most families, a plot is one of the biggest purchases they will make, and most problems with plots come from the paperwork rather than the land. Use this checklist before you pay a booking amount for a plot anywhere in Haryana, including Palwal and Faridabad.
1. Colony licence
A private plotted colony needs a licence from the Department of Town and Country Planning (DTCP), Haryana. Ask for the licence number and check it on the department's website. Plots in sectors developed by the state are sold by HSVP (Haryana Shehri Vikas Pradhikaran) instead.
Also make sure the land falls in a residential zone of the town's development plan.
2. RERA registration
A project sold by a developer has to be registered with the Haryana Real Estate Regulatory Authority (HRERA). Search for it on haryanarera.gov.in and compare the developer's name, the project area and the licence number with the licence. A RERA number on its own does not prove the licence is valid, so check both.
3. Approved layout plan
Ask to see the layout plan approved with the licence. Find your plot on it and check its size, the width of the road in front of it, and what is planned next to it: a park, a school site, a commercial area or another plot.
4. Land records and title
- Jamabandi (record of rights): shows who owns the land and its khasra numbers. You can view it on jamabandi.nic.in.
- Mutation: confirms that the latest change of ownership has been entered in the revenue records.
- Title chain: the earlier sale deeds that show how the seller came to own the land.
5. Encumbrance check
Make sure there is no mortgage, loan or court case against the land. An encumbrance search at the sub-registrar's office, or one done by your lawyer, will show this.
6. Allotment letter and agreement
When you buy from a developer, you should get an allotment letter and a builder-buyer agreement that state the plot number, size, price, payment plan and possession date. Keep a receipt for every payment, and avoid paying large amounts in cash.
7. Sale deed and stamp duty
The plot becomes yours when the sale deed (conveyance deed) is registered at the sub-registrar's office. Stamp duty in Haryana depends on whether the property is inside municipal limits and on who is buying. Inside municipal limits it is currently 7% for men, 5% for women and 6% for joint ownership, plus a registration fee. Rates and collector rates change, so check the current figures before you pay.
Warning signs
- The seller cannot give you a licence number or a RERA registration.
- The plot is on farmland with no change of land use, or in a Lal Dora area.
- You are asked to pay large amounts in cash.
- The price is far below that of other licensed projects nearby.
Before you make any payment, ask a property lawyer to go through the documents.
Frequently asked questions
Is RERA registration enough?
No. Check the DTCP licence and the land records too, and make sure the details match.
Where can I check land records in Haryana?
On jamabandi.nic.in, the Haryana government's land records website.
New to Palwal? Read our guide to buying a plot in Palwal. If you are looking at Lavender Estate or Lavender Greens, ask our team for the licence, RERA and layout details during your site visit. Contact us or call 0129-4873691.