Documents Required to Buy a Plot in Lucknow: Buyer's Checklist

Title documents: sale deed and chain of ownership

The registered sale deed by which the seller or developer acquired the land, together with the earlier deeds, shows how ownership passed from one person to the next - the "chain of title". Look for an unbroken chain and check that the plot or khasra number, area and boundaries are the same in every document.

If a developer assembled the land from several owners, ask to see all of the individual sale deeds, not just a summary.

Revenue records: khatauni and khasra

Land records such as the khatauni and khasra show the recorded owner and the details of the land. Ask for recent certified copies (the state also provides land records online) and check that the name, area and number match the title documents.

Encumbrance certificate

An encumbrance certificate shows whether registered mortgages or charges exist on the land for a given period. It can be obtained through the sub-registrar office or the Registration Department's services. A clean certificate is a good sign, but it does not replace checking the title.

Land use and conversion

Confirm that the land is recorded for residential (non-agricultural) use, or that the use has been formally changed before it is sold as a residential plot. If the land was agricultural, ask for the order that changed its use and have your advocate confirm it.

Layout approval and the approving authority

Ask which authority approved the layout - for example the Lucknow Development Authority if the land falls in its jurisdiction, or another competent authority - and get a copy of the approved layout plan. Check that your plot number, dimensions, roads and open areas on the plan match what you are being sold.

RERA registration

Under the RERA Act, a project generally has to be registered with the state real estate regulatory authority before it is advertised or sold when the land is larger than 500 square metres or has more than eight units. Ask for the registration number and verify it on the official UP RERA website. If a project is not registered, ask why it is exempt and which other approvals it holds.

Seller's identity and authority

• Photo ID and PAN of the seller matching the names on the title papers
• If the seller is a company: proof of authority to sell (for example a board resolution)
• If someone signs on the owner's behalf: a valid, registered power of attorney - and a check that the owner is alive and still willing to sell

Your own documents for registration

• Photo ID and PAN card
• Address proof
• Recent passport-size photographs
• Witnesses with their ID, as required at the sub-registrar office