Category: Buying/Selling Properties

Things to take care of while buying Properties in Chennai. Legal issues, Issues that may affect Valuation and more

  • Sec 77A: Case Status & Key Issues

    Sec 77A: Case Status & Key Issues

    For backstory, read on…

    1908 ஆம் ஆண்டின் பதிவு சட்டத்தில் தமிழ் நாடு அரசால் அறிமுகப்படுத்தப்பட்ட 77A திருத்தப் பிரிவு,  உயர்நீதி மன்றத்தின் பல பெஞ்சுகள் முன் கேள்விக்குள்ளாக்கப்பட்டது.

    இந்த வழக்குகளில் உள்ள சட்டப்பிரச்சினைகளை ஆழமாக விசாரிக்க வேண்டும் என்று கருதிய உயர்நீதிமன்றம், எல்லா வழக்குகளையும் ஒரு விரிவாக்கப்பட்ட லார்ஜர் பெஞ்சுக்கு அனுப்பியது. அவற்றின் மீது இப்போது விசாரணை நடந்து கொண்டிருக்கிறது.

    வழக்கின் நிலை | Status of Hearings

    பல கட்ட விசாரணைகளுக்குப் பின், இறுதியாக 2024 ஏப்ரல் 15, 16 தேதிகளில் விசாரணை நடைபெற்றது. அந்த விசாரணைகளுக்குப் பின், ஏப்ரல் 22 ந் தேதிக்குள் வழக்கறிஞர்கள் தங்கள் எழுத்துப் பூர்வ வாதங்களை சமர்ப்பிக்க வேண்டும் என்று உத்தரவிட்டு, தீர்ப்பின் தேதி குறிப்பிடாமல் வழக்கை ஒத்தி வைத்துள்ளனர் நீதியரசர்கள்.

    ஆக, தீர்ப்பின் தேதிக்காக அனைத்து தரப்பினரும் காத்திருக்கின்றனர்.

    லார்ஜர் பென்ச்சில் விவாதிக்கப்பட்ட விஷயங்கள் இந்த வழக்கில் மிகவும் முக்கியமானதாக பார்க்கப்படுகிறது.

    முந்தைய கட்டுரைகள் | Previous Articles

    இந்த வழக்கைப்பற்றிய முழு விவரமும் தெரிந்து கொள்ள கீழ்கண்ட லிங்குகளை கிளிக் செய்யவும்

    1. பதிவு சட்டம் தொடர்பான முதல் கட்டுரை
    2. முதல் கட்டுரையின் தொடர்ச்சி

    திருத்தத்தின் விவரங்கள் சுருக்கமாக | Brief Details of the Amendment

    1908 பதிவுச் சட்டத்தில் புதிய 77A பிரிவை புகுத்தி செய்யப்பட்ட திருத்தம், மாவட்ட பதிவாளர்களுக்கு மோசடி சொத்து ஆவணங்களை ரத்து செய்ய அதிகாரத்தை வழங்குகிறது.

    புதிய பிரிவு 77A | New Section 77A

    மோசடிப் பத்திரங்களை ரத்து செய்ய சிவில் நீதிமன்றங்களைத் தான் நாட வேண்டிய நிலை இன்று உள்ளது. இது  எத்தனை காலம் ஆகும் என்ற காலவரையறை இல்லாததால், மக்களின் கோரிக்கை மற்றும் நீதிமன்ற அறிவுறுத்தல் காரணமாகத் தான் இந்தத் திருத்தம் அரசால் கொண்டு வரப்பட்டது.

    நீதிமன்றத்தில் விவாதிக்கப்படும் முக்கிய கேள்விகள் | Key Issues Being Debated

    ஆரம்பத்தில், இந்தத் திருத்தம் பழைய பத்திரங்களுக்கும், அதாவது இந்தத் திருத்தம் நடைமுறைக்கு வருவதற்கு முன் பதியப் பட்ட பத்திரங்களுக்கும் பொருந்துமா என்பது தான் முக்கிய விவாதமாக இருந்தது.

    ஆனால், இப்போது இன்னும் பல முக்கிய வாதங்கள் முன் வந்துள்ளன.

    சொல்லப்போனால், இந்தச் சட்ட திருத்தமே செல்லாது என அறிவிக்க வேண்டும் என்ற கோணத்தில் தான் திருத்தத்தை எதிர்க்கும் தரப்பினர் வாதத்தை முன் வைத்துள்ளனர்.

    அந்த வாதங்களின் தொகுப்பைக் கீழே தருகிறோம்:

    ஒரு ஆவணம் மோசடி ஆவணமா இல்லையா என்பதை தீர்மானிப்பதற்கு சிவில் நீதிமன்றத்திற்கு மட்டுமே உரிமை இருக்கிறது. மாவட்ட பதிவுத் துறைத் தலைவர் ஒரு சட்டம் பயின்றவராக இருப்பது அரிது. பதவி உயர்வு பெற்று அந்தப் பதவிக்கு வருபவர். எனவே, அவரிடம் இந்தப் பொறுப்பை ஒப்படைக்க முடியாது.

    2. ஒரு மோசடிக்குப் பின் பதிவு செய்யப்பட்ட ஆவணங்களின் நிலை | Status of Subsequent Documents

    ஒரு மோசடி ஆவணம் பதியப்பட்டு, அந்த மோசடி ஆவணத்தைத் தொடர்ந்து பல ஆவணங்கள் பதியப்பட்டு இருக்கும். அதனைத்தொடர்ந்து அந்த சொத்து உருமாற்றம் ஏற்பட்டுக்கொண்டே இருக்கும்.வாங்கியவர்களோ அல்லது விற்பவர்களோ அப்பாவிகளாக (innocent buyers or sellers) இருப்பார்கள்.

    இந்நிலையில் பாதிக்கப்பட்டவர் ஒரு மோசடி ஆவணத்தை ரத்து செய்யப் புகார் மனு செய்து அந்த மோசடி ஆவணம் ரத்து செய்யப்பட்டால்,  அதன்பிறகு ஏற்படுத்தப்பட்ட சொத்துப் பரிமாற்ற ஆவணங்களின் நிலை பற்றி இந்தச் சட்டத் திருத்தம் எதுவும் சொல்லவில்லை.

    அதாவது, மோசடி ஆவணத்தை ரத்து செய்வது பற்றி இந்தச் சட்டத்தில் இருக்கும்போது, மோசடி ஆவணத்தைத் தொடர்ந்து பதியப்பட்ட பத்திரங்களை ரத்து செய்யலாமா, கூடாதா என்பதைப் பற்றித் தெளிவாக இந்தச் சட்டப் பிரிவு 77Aலோ அல்லது வேறெங்குமோ எதுவும் குறிப்பிடப்படவில்லை.

    3. தவறு செய்த அதிகாரியே புகாரை விசாரிக்கலாமா? | Can officials involved in fraudulent document issue, investigate their own wrongdoing?

    ஒரு ஆவணமானது மோசடி ஆவணம் என கண்டறியப்பட்டால், அந்த மோசடி ஆவணத்தை பதிவு செய்த பதிவாளர் மீது புதிய சட்டப் பிரிவு 81A படி குற்றவியல் நடவடிக்கை எடுக்கப்படலாம். அப்படி இருக்கும் போது, அவர் பதவியில் இருக்கும்போது அந்த ஆவணம் மோசடி ஆவணமா இல்லையா என்பதை உறுதி செய்யும் அதிகாரம் அவரிடமே இருக்கக் கூடாது.

    4. விசாரணை இன்றி ஆவணங்களை ரத்து செய்வது நடந்தால்… | Cancellation of Documents Without Investigation

    இந்தச் சட்டம் நடைமுறைப் படுத்தினால், எந்த வித விசாரணையும் இன்றி ஒரு ஆவணத்தை மாவட்டப் பதிவாளர் ரத்து செய்ய வாய்ப்பிருக்கிறது.

    5. வழக்கு நிலுவையில் இருக்கும் போது… | Pending Civil Court Cases

    ஏற்கனவே பதியப்பட்டுள்ள மோசடிப் பத்திரம் சம்மந்தமாக சிவில் நீதிமன்றத்தில் வழக்கு நிலுவையில் இருக்கும்போது, அது சம்மந்தமாக ஒரு புகார் மனுவை மாவட்டப் பதிவாளர் விசாரணை செய்யும்போது, ஒரே பிரச்சினை சம்மந்தமாக ஒரே ஆவணம் சம்மந்தமாக இரண்டு இடங்களில் விசாரணை நடக்கும் நிலை ஏற்படலாம். இது மேலும் குழப்பத்தைத் தான் ஏற்படுத்தும்.

    6. முடிக்கப்பட்ட வழக்குகள் மீதும் புகார் அளிக்க வாய்ப்பு | Scope for Reopening Decided Cases

    சிவில் நீதிமன்றம் ஒரு உத்தரவு பிறப்பித்த பிறகு, மறுபடியும் இந்தப் பிரிவு 77A ன் கீழ் மாவட்டப் பதிவாளருக்கு மனு செய்யும் வகையில் இந்த சட்டப் பிரிவு இருக்கிறது.

    7. புகார்களுக்குக் கால வரையறை இல்லாமை | No Time Limit for Filing Complaints

    இந்தச் சட்டப் பிரிவில் கால வரையறை எதுவும் கூறப்படவில்லை. எனவே எந்த ஒரு காலத்திலும் ஏற்படுத்தப்பட்டுள்ள மோசடி ஆவணங்களையும் ரத்து செய்வதற்கு இந்த சட்டப் பிரிவின் கீழ் புகார் மனு செய்ய முடியும்.

    8. விதிகள் முறையாக வகுக்கப் படவில்லை | Rules are not framed as per procedure

    இந்த சட்டத் திருத்தத்திற்கான உரிய விதிகள்(Rules) முறையாக வகுக்கப்படவில்லை. பதிவுத்துறைத் தலைவரின் சுற்றறிக்கை மூலம் மட்டுமே விசாரணைகள் நடைபெறுகிறது.

    சட்டத் திருத்ததின் எதிர்காலம் | Future of the Amendment

    இப்படி வலுவான வாதங்களை சட்டத் திருத்தத்தை எதிர்ப்பவர்கள் முன்வைத்துள்ள பின்னணியில் தான் இந்த வழக்கின் தீர்ப்பு ஒத்தி வைக்கப்பட்டுள்ளது.

    தீர்ப்பு எப்படி வந்தாலும், எதிர் தரப்பு மேல்முறையீட்டிற்கு செல்வதைத் தடுக்க முடியாது என்பதாகத் தான் தோன்றுகிறது. பொறுத்திருந்து பார்ப்போம்.

  • Property Sale Agreement: Key Aspects

    Property Sale Agreement: Key Aspects

    What is a Sale Agreement?

    A sale agreement in property matters is a legally binding document that outlines the terms and conditions of a property sale. It is signed by both the buyer and seller and typically includes information about the property details, the purchase price, the payment terms, and the closing date.

    Sale Agreement vs. Sale Deed

    It is imperative to differentiate between a sale agreement and a sale deed. A sale deed is the pivotal document that formally transfers ownership of the property from the seller to the buyer. Conversely, a sale agreement operates as a promise for the future, delineating that the designated property will be transferred to the buyer or rightful owner on a subsequent date. The Transfer of Property Act, 1882, particularly Section 54, governs contracts of sale or sale agreements.

    Significance of a Sale Agreement

    While the necessity for a sale agreement preceding a sale deed is not obligatory, its utility becomes pronounced in various circumstances.

    When a buyer intends to secure a loan from a bank or financial institution to facilitate the property purchase, the sale agreement becomes indispensable. This enables the financing entity to assess the requisite funds for the property acquisition.

    Even in cases where the buyer possesses the necessary funds, documenting the understanding regarding the price and the seller’s commitment in a formal agreement becomes indispensable.

    Likewise, when a prospective purchaser identifies a property of interest after an extensive search but is momentarily constrained by limited funds, a sale agreement proves advantageous.

    The absence of a sale agreement opens the door for potential setbacks. The seller might renege on the agreement if presented with a more lucrative offer, nullifying the buyer’s exhaustive efforts and the financial resources expended on legal assessments.

    A sale agreement also grants the seller the assurance of finalizing the sale within the stipulated time frame, aiding in strategic planning.

    Precautions Before Entering a Sale Agreement

    Before signing the sale agreement, the legality of the documents should be checked. Apart from the legal opinion, field investigation should also be conducted. Some issues may not reflect in the legal opinion. Legal opinion in most cases is based on the documents that are produced before the lawyer.

    The seller must make the set of documents pertaining to the property available to the buyer to facilitate their review of the legal process.

    In cases when the owner sells the property through a Power of Attorney, the Life Certificate of the owner must be obtained at the initial stage itself. The Life Certificate is mandatory in Tamil Nadu.

    Engaging with Traders in Property Sale Agreements

    In the lead-up to signing a sale agreement, buyers often encounter a distinct challenge – properties brokered by traders. These intermediaries, distinct from power of attorney holders, establish sale agreements with property owners and subsequently seek buyers, typically with a margin. This scenario arises when property owners exhaust avenues to sell their properties, leading to engagement with these traders.

    When dealing with traders, negotiations regarding property rates don’t occur with the owner but with the trader. This brings an element of risk, requiring buyers to commit funds to the trader and formalize agreements. In such cases, track record of the trader should be ascertained before committing funds. Pricing Dynamics:

    Though traders factor in their margins, the quoted price may align with prevailing market rates or sometimes even lower. Traders’ margins stem from their ability to acquire properties at advantageous rates.

     Prudent decision-making, scrutiny of traders’ reliability, and an understanding of market dynamics are essential when navigating such transactions.Key Components of a Sale Agreement

    Key Components of a Comprehensive Sale Agreement

    A meticulously drafted sale agreement should encompass critical facets:

    1. Buyer and Seller Information: Full names and contact details of both parties, ensuring legal enforceability and easy identification

    2. Property Details: Precise property address and detailed description to eliminate ambiguity.

    3. Purchase Price and Payment Terms: Clearly stated property price and well-defined payment schedule to avert future disputes.

    4. Closing Date and Possession:Explicitly mention the closing date and possession details to ensure clarity.

    5. Contingencies and Conditions: Incorporating any conditions that must be met before finalization, such as mortgage approval or repairs.

    6. Signatures and Witnesses: Legally binding with signatures of both parties and witnessing by two non-involved individuals.

    Importance of Sale Agreement Registration

    In Tamil Nadu, the registration of sale agreements was made compulsory by an amendment in 2012. However, even if the sale agreement is not registered, the unregistered sale agreement can also be filed as evidence while filing any suit for specific performance, according to a Supreme Court ruling in 2022.

    It is highly recommended to protect the interests of both the buyer and seller.

    When a sale agreement is registered, it will show up in the Encumbrance Certificate, making it karder for the seller to sell the property to another person.

    The charges for registering a sale agreement in Tamil Nadu are as follows:

    Stamp duty: ₹20/-

    Registration charges: 1% of the advance paid for entering into the agreement

    Drafting the Sale Agreement

    While a standardized proforma exists for reference in the Tamil Nadu Government’s website REGINET, engaging a legal professional experienced in property matters is advised for drafting. This expert guidance ensures the inclusion of vital terms, adherence to legal requirements, and reduces the likelihood of future disputes.

    A significant legal recourse arising from a sale agreement is the doctrine of specific performance, bolstered by the Specific Relief Act and the Indian Contract Act.

    Fulfillment of agreement conditions empowers the buyer to seek a court order compelling the seller to execute the sale deed, effectuating the property transfer in line with the agreement.

    The Specific Relief Act sets a time limit of 3 years from the date of breach for seeking legal remedy under the doctrine of specific performance. The buyer can also seek a refund of the advance amount paid within 12 years of the date of breach.

    Conclusion

    A well-drafted and registered sale agreement is essential for a transparent and legally secure property transaction. While registration adds an extra layer of protection, buyers should conduct due diligence and verify property titles before proceeding with any transfer. Legal remedies, such as specific performance, provide buyers with the means to enforce the seller’s compliance with the terms of the agreement.  Given the myriad court judgments addressing sale agreement disputes, professional guidance becomes paramount before embarking on this pivotal step.

  • How to Verify the Authenticity of the Documents of a Plot/Land

    How to Verify the Authenticity of the Documents of a Plot/Land

    A Layman’s Guide to Determine the Authenticity of Land Documents

    After months and sometimes years of search, buyers identify plots or lands that fit their need and budget.

    Even while the Buyer is happy with the property , it’s location and price, the authenticity of the Documents and Genuineness of the Seller are two issues about which there may be nagging doubts in the minds of the buyer. This is so because of the many reports of wrong doings in the field of Real Estate transactions. So, before finalising the deal, its always better to get clarity on these two issues.  This Article is an attempt to shed light on some of the issues that are involved in the process.

    Earlier Procedures in Registration gave scope for many wrong doings

    If we observe, most of the irregularities reported are in documents registered decades ago. There are many reasons for this. Earlier, it was enough if the seller alone signs the sale document. The power of attorney can be executed anywhere in Tamilnadu. Also affixing photos,  taking videos of the process were not the procedures then. These loopholes provided opportunities for the fraudsters.  Most of the loopholes have been plugged now. However even if the documents have changed hands in the last few years , one should ensure that the earlier transactions were genuine. 

    Legal Opinion is not the only thing

    Buyers hand over the documents to a known Advocate, as soon as they get a set of the papers. This is fine. Getting an Advocate’s opinion is one of the important steps in the process. But, that alone will not be enough to clear the air on the issue of authenticity of the documents or the genuineness of the Seller. The Legal Opinion will focus on the flow of the title deed. An Advocate will peruse the documents submitted before him and give his opinion. The Legal Opinion usually contains the following words or words with similar meaning: “I have perused the documents submitted before me…”. This means the Opinion is based on the documents submitted only.There may be many incriminating facts that may not affect the Title of the property, but are very material to the issue. These facts may not be visible in the documents submitted. This article is about some of those things and more.  

    The issues we intend to highlight are

    1.The authenticity of the document.

    2.Genuineness of the Seller

    3.Common Defects in the documents

    4.Litigation Pending or Probable

    5.Issues in buying Bank Attachment Properties or Mortgaged Properties

    6.Acquisition Related Issues7.Restricted or Prohibited Properties 

    There is no simple method to go about

    Unfortunately, there is no one foolproof method. Neither there is any single place where one can visit and get all the info required. This is because the Documents submitted originate from different Offices. The Sale Deed, Parent Deed, Encumbrance Certificate etc…originate from Sub Registrar’s Office. The Taluk Office issues Patta. Chitta is issued by VAO. FMB and Village Maps by Survey Department. So, it involves some leg work to get the required clarifications/info. It may appear a tall task. But, yes, still, it can be done. 

    Field Inquiry has no substitute

    The first thing one should do after identifying the plot is to visit the site. Better if the Buyer takes a few persons with him/her. He/She should take the plot or layout sketch. He/She should spend some time on the site.

    See that the Property you are seeing is the same as marked in the Sketch.

    If possible open a dialogue with the neighbours or any passersby or onlookers. This may provide some valuable info about the property.

    The buyer would have visited the place of the Seller at least once. Try to gather more info about the Seller from sources in that area. If any negative info is confirmed at this stage, the proposal can be dropped then itself.

    Info collected at the site or elsewhere should be verified with the Seller. For eg, if someone says the place has some court cases pending, the issue can be clarified with the Seller. If it is true we can drop the proposal at the outset.  It should be borne in mind that there may be negative news spread by some vested interests.

    If the Plot has no boundary markings, insists on the boundaries to be marked by the Seller. If there is no fencing or compound wall it’s better if the fencing is done.

    1.Double Documents and Duplicate Documents.

    Double Documents

    Double Documents and Duplicate Documents are not one and the same. Sometimes Double Document emerge after the Original went missing. After filing the police complaint and giving Ads in the Newspapers, the Seller sometimes would sell the Property with the help of Copy of Document.There may be occasions when the Seller gets back the lost Original. He may decide to sell the property once again with the help of this lost original.Mortgaged  properties or properties in judicial custody also give scope for Double Documents. Owners of such properties may also sometimes indulge in this practice. They may Settle the property in favour of someone close to them, create the Settlement Deed and sell it. In such cases, two persons will hold on to the same property documents. Both Originals.

    Duplicate Documents
    Impersonation

    Impersonation is generally associated with Duplicate Documents, but not always.As a matter of precaution doubt the Authenticity of a Document when it lies unattended for longCreating a Duplicate Document and Impersonation are outright criminal activities. Many times the negligence and irresponsibility of the property owner allow this to happen. People would have purchased plots/ lands and left them unattended for many years. There won’t be any fencing or compound wall in the plot. Not even border stones laid. There will be wild growth all around, even on the layout roads.  This may be because the value of the properties were very low those days. Anyhow, it is an invitation for unscrupulous elements to play mischief.The owner of such a neglected property may die without leaving any legal heir. The legal heirs may not be aware of the existence of the property. Or, the owner may be out of the city/country for long. Situations like this are ideal for criminals to enter the scene.Till the info reaches a fraudster, the property will remain in the same state for years.But, the info about the property will spread slowly but surely. Once the fraudsters know of it, they will wait for the copy of the documents to reach them. Once they get it, they prepare a set of duplicate documents and ready up a ‘Seller’. There may be many intermediate steps before the property is floated in the market for ‘sale’. The fraudsters will work on it for months or years to encash it. Sometimes they may get the original itself. This can happen only with those who have access to the property owner. In which case the document is original and the ‘seller’ is fake. This is impersonation. Clarity about such properties in the midsts of residences can be found out by visiting the sites and making inquiries. This may not be possible about a property that is remotely located. A careful perusal of the documents will reveal many things. For this, some basic understanding of the history of the Registration process in Tamilnadu will be of much help. Because, the fraudsters, however clever they may be, may leave some trail of mistakes in any one of these.

    2. Genuineness of the Seller

    Apart from impersonation by outsiders, inside a family there may be attempts , to make some one other than the actual owner to sign the documents. It may be brother or sister etc..The reason may be many. The person may be out of the place, or sick or many more. This may give rise to problems in the future. Check the Id proof thoroughly.

    3.Common Errors in the Documents

    In Tamilnadu, the Land Registry was updated and UDR patta issued in the 1980s. Many clerical errors would have crept into the Data. Even otherwise, at the time of Registration, there can be many errors that may creep into the documents. Some clerical errors commonly found are in Father’s name, Sub-division number, etc… These mistakes can be detected if one takes time and go through the documents carefully. Corrections should be carried out before executing the Deed.

    4.Litigation Properties

    Unfortunately, any litigation in a court of law will not find a mention in the EC. So also, Oral Agreements/Arrangements, Unregistered documents, acquisition proceedings, etc… Dues payable like Tax arrears also won’t find a place in the EC. Also, one can not rule out the possibility of  the existence of any Legal Heirs who may not find their names in the official documents. These things can be cleared only through field inquiry. 

    5.Bank Attachment Properties or Mortgaged properties.

    Now a days Banks have the powers to take over propeties of Borrowers who have defaulted. Those properties are Auctioned. Sometimes even before the Auction the properties come for sale through Agents who collaborate with the banks. We hear of instances when the the borrower has gone to court against the auction at a later stage.This may be on many counts. So, it’s better to consult an Advocate.before proceeding to participate in an Auction.Also, it should be borne in mind that earlier, the Properties Mortgaged to the Banks as collateral security were NOT registered in the Sub-Registrar’s office. As a result the Encumbrance Certificate will not show the entry.. This also gave scope for creating Duplicate Documents.

    6.Acquisition Notices

    Any proposal for acquisition of Land by the Government also will not find a place in the EC. To know about Land Acquisition proceedings if any, visit the concerned Departments. For eg. any proposal to expand a Highway will be available in the concerned office of the Highway.

    7. Restricted Plots/Lands

    These are plots/lands which are Government Lands or on which there are restrictions.They are:1)Plots/Lands near Water Bodies.2)Poromboke Lands3)DC lands or Annatheenams4)OSR lands or plots allotted for shops or for any specific purposes in a Layout5) Plots Blocking Access to the Surrounding Lands/Plots6)Lands affected by the Land Ceiling Acts7)Plots Under High Tension Line….Mostly in cases of Properties belonging to the above categories, the Government Departments may not be alert or some officials may be involved for the properties to come to the market for sale.. Take the case of Poromboke Lands. Selling Poromboke land can happen only after creating the necessary documents.  First, the Patta may be issued against the Rules. Then the property may be settled in favour  of the Seller’s close ones. With Patta and Settlement Deed, the document will be sold as a genuine one. In such cases, both the document and the person are ‘genuine’. But, the property is illegitimate. Of late, such methods are very very rare, thanks to the newer and newer regulations introduced. Similarly DC lands or Panchami Lands would have changed hands many times before it lands with a gullible buyer. There are many such properties in Chengalpattu and other districts. Demands are still pending for identifying the Panchami Lands and restoring their status.The status of such lands can be found out from the SLR Records. 

    In this connection, we would like to emphasis Meeting the Village Administrative Officer (VAO). He will give more historic background to the property.

    To sum up

    1)As mentioned in the first part of the article, the most important step is to visit the Site. Try to do fencing or put border stones in the plot. This is to be done with the knowledge of the Seller/Owner. There should not be any objection from the neighbouring plot owners or others, if there are no issues. 2)Peruse the documents carefully.For this, some basic understanding of the history of the Registration process in Tamilnadu will be of much help. Because, the fraudsters, however clever they may be, may leave some trail of mistakes in any one of these.For example,  the earlier documents, especially before the 1990s, will have only one signature, that of the seller. The jurisdictional Sub-Registrar office for many properties would have changed more than once in the past 20 to 30 years.  This is so because new Sub-Registrar offices have come up. Find out the correctness, by visiting the SRO mentioned in the document. Photos of buyer and seller are compulsorily affixed only from 2005.  The Chapa or the Stamp of the SRO is made in Steel. Over the years, by wear and tear, impressions of these stamps will not be sharp. But, a duplicate document may have a clear impression. This is so because fraudsters will use brand new Rubber Stamp. 3)Any proposal for acquisition of Land also will not find a place in the EC.This and more can be found out by a meeting with the Village Administrative Officer.To be more specific to know about any Land Acquisition issue, visit the concerned Departments. For eg. any proposal to expand a Highway will be available in the concerned office of the Highway. 4)Meeting theVillage Administrative Officer (VAO) is of the most important step. He will give more historic background to the property. Off the record info about the property may also be available with VAO. 5)Check the land records with the registration office.  Do a thorough search of document for that land parcel in all the registry and related offices having jurisdiction over the property.6)Thoroughly verify the Proof of Identification provided by the Seller.  7)There are some individuals or organisations to do this job. It’s better to entrust the job to such a professional qualified in property registration cases for a thorough study to check a clear title.

    Land is one of the best investment options, but with some risks! Be aware of the risks!Wish you all the best!