How to Avoid Fake Documents When Buying Land: A Step-by-Step Guide

Buying land is one of the most important and emotional investments you'll ever make. But with great investment comes great responsibility—especially in verifying the authenticity of documents.

Land scams are real. Fake Patta, tampered EC, false ownership claims—they happen more often than you'd think, particularly in fast-growing areas like Tiruvannamalai and other Tier-2 towns.

But the good news?

You can easily avoid falling into traps with a few smart checks and a little caution.

Here’s your easy-to-follow, step-by-step guide to make sure you invest safely and smartly.

1️⃣ Never Rely Solely on Xerox Copies

Always demand to see the original documents.

Photocopies can be manipulated or doctored using simple software. Only original documents:

• Carry watermarks
• Have government stamps
• Contain signs of aging, embossments, and security features

Tip: Hold the document under light to check for authenticity seals and security threads.

2️⃣ Verify Ownership History Thoroughly

Check who legally owns the land—don't just take the seller’s word for it.

Use an Encumbrance Certificate (EC) to:

• Trace past sales
• Confirm clear ownership
• Detect any pending mortgages or disputes

✅ Always request an EC for at least 30 years to get the full picture.

3️⃣ Double-Check Chitta and Patta

Chitta and Patta are key land records in Tamil Nadu.

• Chitta shows land type (nanjai – wetland, punjai – dry land)
• Patta confirms individual ownership

🛑 Warning:

Many fraudsters show computer printouts which may be outdated or fake.

👉 Insist on original, government-verified documents or cross-verify online via the Tamil Nadu land records portal.

4️⃣ Consult a Trusted Lawyer

Real estate lawyers are worth every rupee.

They can:

• Spot hidden red flags
• Verify authenticity of documents
• Draft legally sound agreements
• Guide you through registration without loopholes

Don’t DIY land verification unless you’re trained—expert help reduces future headaches.

5️⃣ Physically Inspect the Land

Visit the site yourself!

• Confirm it matches survey details (boundaries, landmarks, road access)
• Check if there are existing encroachments or squatters
• Verify fencing, measurements, and nearby government property marks

Take photos and videos for personal reference.

A mismatch between documents and physical land is a major red flag.

6️⃣ Authenticate the Seller’s Identity

Before you sign anything, verify the seller’s ID.

Request:

• Aadhaar Card
• PAN Card
• Passport (if NRI)

Also check:

• Whether it’s joint ownership (if yes, all owners must sign)
• If it's inherited property, ask for legal heir certificates and succession documents.

Cross-verify names across Sale Deeds, Patta, and EC.

7️⃣ Check for Pending Loans or Dues

Sometimes land is mortgaged with banks or lenders.

Make sure:

• There’s no pending loan
• No financial dispute exists
• No auction notices are pending

✅ Ask for a No Objection Certificate (NOC) from the lender if applicable.

✅ Cross-check with the bank for extra caution.

8️⃣ Cross-Check with Government Records

Many states (including Tamil Nadu) allow you to verify land details online.

Visit:

• TNREGINET for property registration details
• Tamil Nadu Land Records (eservices.tn.gov.in) for Chitta, Patta, and Adangal

You can verify:

• Plot boundaries
• Ownership status
• Pending legal cases or land acquisition alerts

Also, visiting the local Sub-Registrar Office for a final verification is highly recommended.

Bonus Safety Tips

Final Tip: Buy from Trusted Developers

A lot of stress can be avoided by purchasing land through trustworthy developers who:

• Offer clear titles
• Provide original documents upfront
• Handle registrations properly

At Daga Developers, every plot we offer:

• Comes with clear Patta and Parent Documents
• Verified Encumbrance Certificates
• Full government approvals
• Transparent processes with no hidden risks

Final Thoughts: Caution Today = Peace Tomorrow

Land frauds may keep evolving, but basic caution never goes out of style.

If you follow this guide step-by-step, you can:

• Protect your hard-earned money
• Ensure legal ownership
• Build a future free from disputes and regrets

Your dream land deserves real security. Stay alert, stay informed, and invest smart!

📞 Ready to explore verified, 100% safe plots?

Contact Daga Developers today—where your trust finds a home.