Documents to check before buying land in Kerala

Buying land in Kerala is straightforward when the paperwork is in order — and painful when it is not. Here is the short list we check on every property we sell, and the list we recommend you check on any property, including ones we are not involved in.

1. Title deed (Aadharam)

The seller's title deed shows how they came to own the land — purchase, partition, gift or inheritance. Read the schedule of property carefully and make sure the boundaries and extent match what you are being shown on the ground.

2. Encumbrance Certificate (EC)

An EC from the sub-registrar office lists registered transactions on the property. Take at least 13 years, and 30 years where possible. A clean EC means no registered mortgage or attachment on the land.

3. Land tax receipt and possession certificate

The latest land tax receipt in the seller's name confirms the property is recorded with the village office and that dues are cleared. The possession certificate confirms current possession.

4. Survey sketch and thandaper

Compare the survey number, sub-division and extent in the survey sketch against the deed. If they disagree, resolve it before the advance, not after.

5. Building rules and land use

Check the data bank and land use classification if the land was previously agricultural, and confirm the local panchayat or municipality permits the kind of home you intend to build.

6. Access

A legally recorded access road matters as much as the land itself. Verbal assurances about a path through someone else's property are not enough.

If you would like help reading any of these documents, talk to us. We are happy to explain the process even if you end up buying elsewhere.