Steps to take before buying property in Karnataka

On Monday, the forest department reclaimed 120 acres of encroached forest land in Kadugodi. Valued at Rs 4,000 crore, it was notified as forest land by the government in 1896. The 120 acres were largely vacant but attempts were made to sell portions of it, according to a source. A few structures had also come up, say reports.

Experts offer insight into what to keep in mind before investing in property.

Veena Krishnan, property lawyer, recommends a thorough topographical survey and revenue survey before buying property. The latter is a survey of the property based on revenue sketches and revenue records maintained by authorities and the former is a survey of the physical location and topography of the property. “Both sketches have to match. If they do and if the revenue survey does not show any government land, forest land or water bodies, it’s usually safe to buy the property, subject to a detailed verification of the title” Veena says.

One can engage a trusted and reliable property surveyor to conduct the survey, she adds. While mobile apps like Landeed and Vakil Search are handy, they are no substitute for a survey consultant.

Land surveys typically take about a week to complete, though the time required depends on the size and complexity of the property, says Arevazhagan L A, a land surveying consultant.

“Quite often, we find discrepancies between the title documents and the physical boundaries of the land,” he explains. “Sometimes, the paperwork is in perfect order — but it pertains to an entirely different piece of land,” he adds.

He frequently encounters overlapping boundaries, outdated survey number sketches, and mismatched RTCs (Record of Rights, Tenancy, and Crops), which provide accurate data about the land in question. He examines not just the documents related to the parcel being reviewed, but also the survey numbers of all adjacent plots. “Every piece of documentation must align with the actual geographic location associated with the title,” he emphasises.

Once the survey report is submitted, it’s up to the buyer to decide whether or not to proceed with the purchase. “Some choose to go ahead despite the issues, often using their or influence to resolve matters quickly—especially if the land is available at a bargain. But there are also buyers who prefer to do things honestly and walk away if something doesn’t feel right,” he says.

Shubham L B, real estate advocate, explains that revenue documents, encumbrance certificates (ECs), and up-to-date tax receipts for the past 30-40 years have to be examined. One can verify if a property is under litigation by visiting the sub registrar’s office, he shares.

In the new e-khata system, authorities will take a GPS photo of the property which is submitted along with other documents (title deed, family tree, tax receipts, and EC) to the concerned department. In the case of apartments, property lawyers verify the measurement of the property in every document — the tax receipts, title deed, EC, and RTC.

“If the measurements tally with each other or are lesser than the measurement mentioned in the EC and RTC, it is approved. If some measurements are higher, it means the builder has encroached,” he states.