How to check property documents in Kerala before you buy

Short answer: before paying any advance, get copies of the title deed and prior deeds, the latest land-tax receipt (thandaper), a possession certificate, an encumbrance certificate (EC) covering at least 13–30 years, and, for buildings, the building permit and occupancy certificate. Then check each one at its source office with an independent advocate.

Why this matters on Homescoutt Listings on Homescoutt show documents the owner says are available. Homescoutt does not collect, inspect or verify any document. Treat the checklist as a starting point for your own checks.

1. Title deed (aadharam) and chain of title - Ask for the current sale deed and the prior deeds (often called "mother deeds") going back as far as possible. - Check that the seller's name, survey/re-survey number, extent (in cents or ares) and boundaries match across deeds. - If the property was inherited, ask for the partition deed, legal-heir certificate or will, and check that all heirs are signing. - Your advocate can obtain certified copies from the Sub-Registrar office or through the PEARL portal of the Kerala Registration Department.

2. Land-tax receipt (thandaper / karam) - The current year's basic land-tax receipt shows the thandaper number and the person in whose name tax is paid. - Mutation (pokkuvaravu) should be complete in the seller's name. If tax is still paid in a previous owner's name, ask why before going ahead. - Land records and tax payment can be checked on the Revenue Department's Ente Bhoomi / ReLIS services or at the Village Office.

3. Possession certificate and location sketch - Issued by the Village Officer. It confirms who is in possession of the land. - Ask for the location sketch too: it helps you match the plot on the ground with the survey number.

4. Encumbrance certificate (EC) - An EC lists registered transactions (sales, mortgages, gifts) on the property for the period you request. - Request it for at least 13 years; many advocates ask for 30. It can be applied for online through PEARL. - An EC only shows registered transactions. Ask the seller in writing about unregistered agreements, loans or court cases.

5. Land type and restrictions - Check whether the land is classified as purayidam (dry land) or nilam (wet/paddy land), and whether it appears in the paddy and wetland data bank. Building on data-bank land is heavily restricted. - Coastal and backwater plots may fall under CRZ rules; hill plots may have slope or ecologically-sensitive-area restrictions.

6. Building permit and occupancy certificate (for houses, villas, flats) - The panchayat or municipality issues the building permit and, after completion, the occupancy certificate and building number. - Check that the built-up area matches the approved plan, and ask for the latest building-tax receipt. - For apartments and projects, check the K-RERA registration number on the K-RERA website.

7. Before you sign - Get a written legal scrutiny report from your own advocate. - Pay advances only by bank transfer, against a written agreement. - Budget for stamp duty and registration: see our stamp duty and registration guide and the stamp duty calculator.

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This guide is general information, not legal advice. Procedures and fees change; confirm current rules with the Registration Department, your Village Office and an independent advocate before you pay any advance.