Property Legal Checklist for Coimbatore Buyers: 15-Point Verification

The title deed chain establishes that the current seller actually owns the property and has an uninterrupted right to sell it. This is your most fundamental check.

How to verify: • Obtain copies of all registered title deeds for the past 30 years from the Sub-Registrar's Office • Each deed should logically follow from the previous one — the buyer in one deed should be the seller in the next • Look for: partition deeds, inheritance, court orders, or gifts that transferred ownership along the chain • Hire a property advocate to give a written title opinion — this is worth ₹5,000–₹20,000 for the peace of mind it provides

Red flags: • Gaps in ownership chain with no explanation • Multiple people claiming rights to the same property • Property acquired through unregistered will or oral partition • Very recent ownership (seller bought recently and is selling immediately — investigate why)

For apartment purchases, verify the land title belongs to the builder/society and that the construction is on approved land with valid planning permission.

The Encumbrance Certificate from the Sub-Registrar's Office shows all registered transactions — sales, mortgages, court attachments — on the property.

What to check: • Get EC for at least 13 years (banks require this minimum); 30 years is recommended • Apply online via tnreginet.gov.in (free) or in person at the Coimbatore SRO • Verify there are no active mortgage entries — if a previous home loan appears, the seller must show the bank's loan closure letter and NOC • Confirm no court attachment orders exist on the property • Ensure the current seller's name appears as the latest owner

For newer properties in developing areas like Saravanampatti or Kalapatti, also check whether the original agricultural land had any lease rights or co-ownership that was not formally dissolved.

Never rely on an EC provided by the seller — always obtain your own independent EC directly from TNREGINET or the SRO.

Patta is the revenue record of land ownership maintained by the Tamil Nadu Revenue Department. The patta must be in the seller's name.

How to verify: • Check patta online at eservices.tn.gov.in — enter the district, taluk, village, and survey number • The name on the patta must match the seller's name on the title deed • If patta is still in the name of a previous owner (seller has not updated it after their purchase), ask the seller to complete the patta transfer before you proceed • For agricultural land: verify the chitta to confirm the land classification and check if it has been converted for residential use through proper government orders

A mismatch between the registered sale deed (SRO records) and patta (Revenue Department records) is a warning sign — it means the seller either didn't complete their due diligence or there is a dispute. Get a property advocate to investigate before proceeding.

The Field Measurement Book (FMB) sketch, issued by the Survey and Settlement Department of Tamil Nadu, shows the exact physical dimensions and boundaries of the plot.

How to get it: • Apply at the District Survey Office in Coimbatore • Alternatively, check the TNGIS portal for digitized FMB data • Fee: ₹100–₹500

What to verify: • The FMB extent (area in sqft/cents/hectares) must match the sale deed and patta • Check the dimensions match what you see on the ground • Verify there are no overlapping survey numbers or boundary disputes with neighbours • For sub-divided plots in new layouts, ensure the FMB shows the correct sub-division number

Physical verification tip: Before finalizing the purchase, hire a licensed government surveyor (ரெவின்யூ சர்வேயர்) to demarcate the plot boundary stakes and measure the actual extent. Cost: ₹2,000–₹5,000. This is non-negotiable for any plot or agricultural land purchase in Coimbatore.

Any building construction in Coimbatore must have prior planning approval. Verify that the building you are buying was constructed with proper government permission.

Approving authority depends on location: • Within Coimbatore Corporation limits: CCMC (Coimbatore City Municipal Corporation) • Within Coimbatore Local Planning Authority area but outside corporation: LPA (Local Planning Authority) / DTCP • In panchayat areas beyond CCMC: DTCP (Directorate of Town and Country Planning) approval

How to verify: • Ask the seller/builder for the approved building plan (ஒப்புதல் திட்டம்) with the authority's seal and approval number • Verify that the actual construction matches the approved plan — check number of floors, setbacks, car parking • For CCMC approvals, you can verify at the CCMC Building Section with the plan approval number

Red flags: • Builder says "approval is in process" — do not buy until approval is in hand • Additional floors or construction beyond the approved plan • Conversion of approved residential space to commercial use • No approval documents available — especially dangerous for old buildings

For any new under-construction apartment or villa project in Coimbatore, RERA registration is mandatory if the project has more than 8 units or the plot area exceeds 500 sqm.

How to verify: • Visit rera.tn.gov.in • Search by project name, builder name, or TNRERA registration number • Confirm the registration is active (not expired) • Verify that the project details on the TNRERA portal match what the builder is marketing

Key things to check on the TNRERA portal: • Promised completion date vs current project status • Land title status — whether the project land is encumbrance-free • Quarterly progress updates — are they being uploaded regularly? • Any complaints filed against the project

Never book a project based on a "RERA registration applied" statement. Wait until the actual TNRERA number is issued and verifiable on the portal. A project without RERA registration has no legal protection under the RERA Act.

Outstanding property tax dues become the buyer's responsibility after registration. Always verify that all dues to CCMC (or the local panchayat) are fully cleared before completing the purchase.

How to verify: • Ask the seller for property tax receipts for the current and previous 3 years • Cross-verify on ccmc.gov.in using the assessment number — check if there are arrears • For panchayat properties, visit the respective panchayat office to verify dues

What to insist upon: • Obtain a No-Dues Certificate (NDC) from CCMC confirming nil outstanding dues • Make it a condition in the sale agreement that the seller clears all dues before registration • Calculate property tax dues on a pro-rated basis for the current period — the seller pays up to the date of sale, you pay from the date of registration

Property tax dues with interest can accumulate to significant amounts over several years of non-payment. A ₹3,000/year tax unpaid for 5 years with 2% monthly interest becomes ₹15,000+ in arrears. Protecting yourself at the purchase stage is far easier than dealing with arrears as a new owner.

The Encumbrance Certificate only shows registered transactions — it does not capture court cases. A separate litigation search is essential for high-value purchases.

How to check: • **Online court records**: Visit ecourts.gov.in → search by party name, property survey number, or case number for Coimbatore District Court and Coimbatore Civil Courts • **Local advocate search**: A property advocate in Coimbatore can do a manual court record search for ₹1,000–₹3,000 • **High Court records**: For significant properties, also check the Madras High Court cause list at hcmadras.tn.nic.in

What to look for: • Partition suits involving the property or the seller's family • Title disputes with third parties • Attachment orders from civil courts or revenue authorities • Insolvency proceedings against the seller (NCLT records for companies) • Family disputes about inherited or gifted property

For apartments in new projects: check if any complaints or cases have been filed against the builder with TNRERA, consumer courts, or civil courts. Also check the builder's company registration status (MCA portal: mca.gov.in) to ensure the company is active and not under winding-up proceedings.

Survey number discrepancies are common in Coimbatore, especially in fast-developing areas where agricultural land has been sub-divided into residential plots. A manual verification at the taluk office prevents costly mistakes.

What to verify at the taluk office: • Confirm the survey number in the sale deed matches the taluk records • For sub-divided plots: verify the correct sub-division number (e.g., Survey No. 45/1A, 45/1B) and its extent • For re-surveyed areas (common in urbanized parts of Coimbatore): confirm the old survey number maps to the correct new number • Verify the road access — confirm whether the plot has frontage on a public road (government road) or relies on a private access road (this affects property value and future sale)

**Thaluk offices for Coimbatore:** • Coimbatore Taluk office (for city areas) • Sulur Taluk office (Sulur, airport zone) • Mettupalayam Taluk office • Pollachi Taluk office

For particularly complex survey situations (adjacent to water bodies, government land, or highways), also verify with the District Collector's office that no acquisition notification has been issued for the land.

Verify that existing water and electricity connections are legitimate and transferable, and that no dues are outstanding.

**Water connection:** • For CCMC properties: Verify the water connection is registered with CCMC and dues are paid. Contact CCMC Water Supply section or check online. • For areas outside CCMC with TWAD Board or other supply: verify TWAD connection and dues • For new plot purchases: confirm whether water supply is available and what the connection procedure and cost would be

**Electricity connection:** • Ask for the latest TNEB (Tamil Nadu Electricity Board) / TANGEDCO electricity bill and service connection number • Verify no outstanding dues at tnebnet.org (TANGEDCO online portal) • For new constructions: check whether the electricity connection was taken for the building (permanent connection) or just a temporary construction connection • For apartment complexes: verify the common area electricity connection and lift/pump connections are in the society's name

**Borewell / groundwater:** For independent houses and plots in Coimbatore using borewell water, check if the borewell has a Water Resources Department (WRD) approval. Unapproved borewells can be ordered for closure.

Transfer process: After purchase, get electricity and water connections transferred to your name promptly to avoid disputes about future dues.

For resale apartments in Coimbatore's established apartment complexes, obtaining a No Objection Certificate (NOC) from the Residents' Welfare Association (RWA) or Apartment Owners' Association (AOA) is essential.

Why NOC matters: • Confirms there are no maintenance dues outstanding by the seller • Confirms the seller has not violated society rules (unauthorized modifications, subletting violations) • Some apartment societies have right of first refusal clauses in their by-laws • Banks may require society NOC before sanctioning a home loan on resale apartment

What to check in the NOC: • All maintenance dues cleared up to date of sale • No outstanding penalties or violations • No disputes between the seller and the society • Sinking fund / corpus fund transfer to new owner

**Sinking fund and corpus:** When you buy a resale apartment, clarify whether the seller will transfer their contribution to the sinking fund and corpus fund — these are significant amounts (often ₹50,000–₹2,00,000 per flat) that belong to the flat.

Visit the apartment complex in person and speak to the society president or secretary before completing the purchase. Existing residents will tell you about ongoing issues, infrastructure problems, pending assessments, or disputes that aren't visible in any document.

Before completing any due diligence or signing an agreement, verify that the property is eligible for a home loan. Not all properties qualify.

**Conditions that can make a property ineligible for home loan:** • Title not clear (unresolved EC issues, litigation) • Unapproved construction or violation of building plan • Patta not updated in seller's name • Agricultural land not converted for residential use • Very old construction (above 30–40 years) — many banks are cautious • Project not RERA-registered (for new constructions) • Developer not on the bank's approved builder list

**How to check:** • Share property documents with your bank's legal team before signing the sale agreement • Most major banks in Coimbatore (SBI, HDFC, ICICI, Canara Bank, Indian Bank, KVB) do a pre-disbursement legal check — initiate this early • Ask your bank if the project/builder/seller is on their approved list

Doing the bank's legal check early (before signing the agreement) saves you from the situation where you have paid an advance but cannot get a loan because the bank's legal team has raised objections. The bank's legal check is a good secondary verification of title, done professionally at no extra cost to you.

No amount of document verification replaces a thorough physical inspection of the property. Visit the site at least twice — once during the day and once in the evening.

**For apartments:** • Verify the actual carpet area matches what is stated in the sale agreement • Check all amenities promised by the builder are actually constructed (pool, gym, clubhouse) • Inspect construction quality: check cracks, water seepage, terrace waterproofing • Test water pressure on all floors — upper floors often have pressure issues • Verify the building has an operational lift, power backup (DG set), and sewage treatment plant (STP) • Check parking slots — confirm your designated slot is accessible and properly marked

**For independent houses:** • Walk the boundary with the FMB sketch to confirm extent and boundaries • Check for encroachments on boundaries by neighbours • Verify setbacks (distance from property boundary to building) comply with approved plan • Test electricity, water supply, and drainage

**For plots:** • Confirm road access — measure the road width • Check for any government land, water body, or power line easements within or adjacent to the plot • Verify there are no squatters or encroachments on the plot • Check soil stability (especially in areas near old quarries or water bodies in Coimbatore)

Some sellers in Coimbatore act under a Power of Attorney (POA) rather than being the direct owner. This requires extra caution.

**Types of POA:** • General Power of Attorney (GPA): Broad authority to manage and sell • Specific Power of Attorney (SPA): Limited to a specific transaction

**What to verify:** • The POA must be registered at the Sub-Registrar's Office — unregistered POA has no legal standing for property transactions • Confirm the POA is current and not revoked — contact the original owner directly if possible • Verify the original owner (principal) is alive and mentally competent — a POA becomes void on the principal's death • Confirm the POA specifically authorizes the sale of the property and the acceptance of consideration • Check if there are other joint owners or legal heirs who should have consented to the sale

**Supreme Court ruling:** The Supreme Court of India has held that a sale through POA does not create proper title — only a registered sale deed executed by the actual owner (or through a validly authorized POA) transfers ownership. Banks are generally reluctant to finance POA sales.

**Best practice:** Where possible, insist on the actual owner executing the sale deed. If the owner is abroad or incapacitated, a specifically registered, notarized POA is acceptable — verify it with your advocate.

On the day before your Sub-Registrar appointment, run through this final checklist:

**Documents to carry (originals + 2 photocopies):** ✓ Sale deed (drafted and reviewed by advocate) ✓ Seller's title deed chain (originals) ✓ Patta in seller's name ✓ EC for 13–30 years ✓ Approved building plan ✓ Property tax receipt (current, no dues) ✓ Identity proof of buyer and seller (Aadhaar, PAN) ✓ Two witnesses with identity proof ✓ Photographs of buyer and seller (2 each) ✓ E-Stamp certificate (pre-paid via TNREGINET) ✓ Bank demand draft / NEFT confirmation for balance payment (if applicable) ✓ Home loan disbursement letter from bank (if applicable) ✓ NOC from bank holding original deeds (if seller had a loan) ✓ Society NOC (for apartments) ✓ TNREGINET Form 1 (filled and printed online)

**Last-day financial checks:** ✓ Confirm the exact stamp duty amount with your advocate (guideline value may differ from expected) ✓ Ensure funds are arranged for stamp duty + registration fee + advocate fee ✓ Confirm the mode of balance payment to seller is via bank transfer (have bank confirmation ready)

**Post-registration immediate tasks:** ✓ Collect registered sale deed from SRO (same day or within 3 working days) ✓ Apply for patta transfer at taluk office within 90 days ✓ Update CCMC property tax records to your name ✓ Transfer electricity and water connections to your name