Buying land is usually one of the biggest purchases a family makes. A plot can look perfect on the day you visit and still carry a problem you cannot see. This checklist covers what we suggest every buyer in Patna and nearby areas should look at before handing over money.
1. Who really owns it?
Ask to see the seller's sale deed and the earlier deeds that show how the land reached them. The names should connect from one owner to the next without gaps. If the seller says the land came through inheritance, gifts or a family partition, ask for the papers that prove it. If there are several owners, every owner should agree to the sale.
2. Mutation and land revenue records
After a sale, the government's land records should be updated to the new owner's name. In Bihar this step is called dakhil-kharij (mutation). Ask whether the plot is already mutated in the seller's name and whether the latest land revenue (lagan) receipt has been paid. If the records are not in the seller's name, ask why and how it will be corrected. Our article on dakhil-kharij explains this step in more detail.
3. Do the papers match the ground?
Check that the plot number, area and boundaries written in the papers match the actual land. Walk the boundaries with the seller, look at the neighbouring plots, and consider getting the land measured by a qualified person. A plot that is smaller than the paper says, or has a disputed boundary, is a common cause of later trouble.
4. Any loan, dispute or claim on the plot?
Ask the seller to confirm in writing that there is no loan, court case or other claim on the land. It also helps to speak to neighbours and local people about the plot's history. A lawyer can check the records for pending claims.
5. What kind of land is it, and what can you build?
Land can be recorded for different uses, such as agricultural or residential. If you plan to build a house or run a business, confirm that the land can be used that way, and whether any permission or change of land use is needed. If the plot is inside a colony or layout, ask whether it is an approved one.
6. Road access and nearby facilities
Check that the plot has a proper road to it, and that the road will stay available. Look at the water supply, electricity, drainage and, in the monsoon, whether the area gets waterlogged. Ask people who live nearby how it is during heavy rain.
7. Price and payment
Compare the asking price with recent deals for similar plots nearby, and be careful of deals that look too good to be true. Pay through the bank wherever possible, get a written receipt for every payment, and keep a copy of the agreement. If the plot is part of a registered project, ask for the project's registration details.
8. Registration
The sale should be completed by a properly registered sale deed at the registration office, with the stamp duty and registration fees as per the current government rules. Keep certified copies of the deed safely, and apply for mutation soon after the sale.
How Atulya Apna Aashiyana can help
We explain the process in simple words, show you properties with clear details, and come with you on site visits. If you are buying or selling in Patna, Danapur, Bihta, Naubatpur or Phulwari Sharif, you are welcome to talk to us with no pressure and no obligation.
This is general information, not legal advice. Rules, fees and procedures change, so please confirm current requirements with the relevant government office and a qualified lawyer before you pay or sign.