Check RERA Registration
If the plot is part of a township or real estate development, it must be registered under RERA (Real Estate Regulatory Authority) Madhya Pradesh. RERA ensures the project complies with state regulations and protects buyer interests.
- Visit: https://rera.mp.gov.in
- Verify developer registration, RERA number, layout approval, and phase details.
- Avoid projects with "Under Approval" status or missing documents.
Why it matters: RERA-registered plots come with accountability, transparency, and legal safeguards under the law.
Verify Land Title & Ownership Chain
Ask for a title deed and review the chain of ownership going back at least 30 years. Hire a legal expert to conduct a title search at the sub-registrar’s office.
- Confirm that the seller has absolute rights to sell the property.
- Ensure there are no family disputes, mortgages, or co-owner conflicts.
Documents to check:
- Sale deed
- Mutation records
- 7/12 extract (if rural land)
- Encumbrance certificate
Confirm Land Use Zoning and Conversion
All land in MP is categorized as agricultural,
residential, commercial, or industrial. Most land around
Indore starts as agricultural and must be converted for
residential or commercial use.
- Ask for Diversion Certificate from the Town and Country Planning Department.
- If in a township: ask for sanctioned layout plan and land use certificate.
Red Flag: Avoid plots that are "in the process of conversion" but not yet legally diverted.
Check for RERA & Local Approvals
Beyond RERA, the developer must have multiple local body
approvals for plotted developments:
- T&CP (Town & Country Planning) layout sanction
- Gram Panchayat NOC (if outside municipal limits)
- Environmental clearance (if large area)
- Electricity & water approvals
If you’re buying within a township, ask for:
- Project RERA number
- Collector NOC
- Registry-ready confirmation
Review Tax Receipts & Dues
Ask for the latest property tax receipt from the local
municipality or gram panchayat. It proves:
- That the land is officially recorded
- That there are no pending dues
- That the seller has kept records up to date
Cross-verify property ID numbers across the registry office, tax records, and electricity/water connections (if applicable).
Check for Encumbrances & Legal Disputes
Get an Encumbrance Certificate (EC) for the last 30
years from the sub-registrar office. This document will
show:
- Mortgages or loans on the land
- Court attachments or pending litigations
- Power of attorney (POA) or lease registrations
If the seller claims to have cleared old loans or disputes, ask for NOC from the bank or relevant authority.
Final Registry Process & Sale Deed Drafting
Once all legal checks are done, move toward final
documentation
- Sale Agreement: Sign this after verifying all above points
- Stamp Duty: In MP, stamp duty for land varies between 7-9% based on area
- Registration: Visit the Sub-Registrar Office for final registration
Additional Tips:
- Use a local real estate legal advisor to draft the sale deed
- Cross-verify Aadhar/PAN of the seller and ensure biometrics match at the registry office
Bonus Tip: Avoid Power of Attorney Sales (Unless Verified by a Lawyer)
In MP, many sellers operate using POA. While not
illegal, it can be risky. Always
- Validate the POA document and notarization
- Confirm that the POA holder has the legal right to sell
- Avoid POA deals if you’re not working through a trusted channel
Conclusion: Legally Clean Land is the Smartest Investment
The best plot deals are not the cheapest — they are the
clearest. When buying land in Madhya Pradesh, don’t
compromise on legal clarity.
At Mantra Infra, we only offer legally verified,
RERA-compliant plots with full documentation support.
Our team helps you navigate each of the above steps so
you can buy land confidently and without regrets.
Book a Free Legal Review Session with our property
advisors today, and avoid the mistakes most buyers make.
“The right location can make all the difference.”
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