Q:
I would like to purchase a plot of land in Gautam Budh Nagar. I have identified one plot which is owned by real estate company in a village falling under gram panchayat. The land is currently Agricultural Land, which the company says will soon become Non Agricultural Land or Residential Land.
The company has developed the land in 3 phases and is selling plots of residential and commercial (for shops) land which are 50-60 square yards each. For the residential plot, it is charging some Rs. 4000 per square yard. Someone I know has already purchased a plot and got it registered there.
Please tell me, What precautionary measures should I take. .Specifically, HOW DO I ENSURE THAT:-
1. the plot which has been shown to me actually belongs to the real estate agency and no one else has claims over it - I know we have to see the title deed for it. But how does one know that the title deed that is being shown is for the land that contains the plot that I am being sold and not some other land. How can I know that the my prospective plot of land falls within the land for which I am shown the title deed?
2. the plot will become non-agricultural or residential within the specified period;
3. the plot offered to me will be of the specified dimensions (60 square yards); (will that be specified in the agreeement, or the sale deed, or the torrence plan or map of my prospective plot?)
4. will be at the specified location (i.e. how do I know that the plot that is being sold to me is the same that I have seen on my site visit and on the layout map of the township);
5. will be registered to me alone (i.e. how do I ensure the same plot has not been sold to other people as well?);
6. will not be disputed in any time in the future by any previous owner or anyone else who may also be sold that precise plot of land (What do I need to see for this - the title deed, the previous title deeds; get the encumbrance certificate? How do I get the encumbrance certificate? What do I look for in these documents?)
7. will have all the promised infrastructure facilities (roads; electricity poles, lines, connections, meters; water pipes, connections; drainage; boundaries, etc.);
8. will have the promised infrastructure facilities within the specified time frame (I will have paid the entire cost of the property within a month of booking. However, the infrastructure will only be ready later. Then can I be sure that the company will put in all the infrastructure even after it has been paid all the amount?)
9. will not be liable for payment of any dues (such as remaining taxes etc. Can I ask them for the Tax Paid Reciepts - what does one see in the tax paid receipts even if they do show them? How do I know that the tax paid receipts include the plot which is being sold to me);
10. I will not have to pay more than what I have been told i.e. the cost of the land (area x cost per square yard) + the registration charges as specified by the government.
Latest Answer: Subho,
Thanks for your response. What is the House Plan Approval necessary for?
As of now, the land is rural land, it falls within Gram Panchayat area and not municipality. Noone wants to build any house right now. As of now, it is agricultural land and we want to buy the land so that we can build a house later on. But good to know that the process has been made automated..
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