Documents to check before buying land in Coorg

Every land deal in Kodagu rests on a handful of records. Ask the seller for copies early, then check them yourself and with an advocate before you pay any advance.

RTC (Pahani)

The Record of Rights, Tenancy and Crops shows who holds the land, its survey number, extent and the crops grown. You can view it on the Karnataka Bhoomi land records portal using the district, taluk, village and survey number.

• The name on the RTC should match the seller
• The extent should match what is being sold
• Look for any loans, court cases or government claims noted in the columns

Mutation register

Mutation entries record each change of ownership, such as a sale, inheritance or partition. Read them in order to see how the land reached the current seller.

Encumbrance certificate (EC)

The EC, issued by the Sub-Registrar's office and available through Kaveri Online, lists registered transactions on the property. Ask for at least the last 30 years. A clean EC means no registered mortgage or sale that the seller has not disclosed.

Title deeds

Collect the current sale deed and the earlier deeds that link back to the original owner, often called the mother deed. Gaps in this chain are the most common source of disputes.

Survey sketch

The survey sketch (tippani or phodi) shows the boundaries and shape of the survey number. Have a licensed surveyor match it to the stones and fences on the ground.

For plots and houses

• Khata or panchayat property record in the seller's name
• Latest property tax receipts
• Land conversion order if the land is used for a house or business
• Approved layout or building plan where one applies

Keep copies of everything you are shown. If a seller will not share a document before an advance, treat that as a warning sign.