Start by verifying the title and survey records
Before you pay any advance, confirm that the seller legally owns the land. Ask for the original title deed, the latest pattadar passbook and the survey number (Sy. No.). In Telangana you can cross-check ownership and extent on the Dharani portal. Make sure the name on the record matches the seller and that the extent (in acres and guntas) matches what is being shown on the ground.
Check the land classification and permitted use
Confirm whether the land is classified as agricultural, and whether there are any restrictions on sale. Ask about the type of soil, water source (borewell, canal or rain-fed) and existing crops or plantation. If you intend to convert the land for non-agricultural use later, understand the NALA conversion process and costs upfront.
Look for encumbrances and disputes
Obtain an Encumbrance Certificate (EC) covering at least the last 13–30 years to ensure the land is free of loans, mortgages or legal disputes. Physically inspect boundaries, check for encroachments, and confirm there is a clear access road to the plot.
Registration and mutation
Once due diligence is complete, execute a sale deed and register it at the sub-registrar office by paying the applicable stamp duty and registration fee. After registration, apply for mutation so the land records are updated in your name. Keep certified copies of every document safe — they are essential for resale or raising finance later.