15-Point Farmland
Due Diligence Checklist
The exact audit framework we use to verify titles for The One Acre Farms.
Immediate Red Flags 🚩
Grant Land Restrictions
If the RTC shows 'Grant Land' or 'PTCL', it cannot be sold without specific permission (often 15-year lock-in). Buying this is void.
Minor Ownership
If a minor is on the family tree, you need court permission to buy their share. Guardian signature alone is risky.
Pending Litigation
Always check the survey number on the local High Court & Civil Court websites for pending stay orders or disputes.
Land Acquisition
Check if the survey number is notified for acquisition by KIADB, NHAI, or Industrial zones. Notified land cannot be sold.
Phase 1: Title Verification (The Paper Trail)
Establish clear, marketable title flowing from the original owner to the present seller.
Mother Deed (Parent Deed)
Traces the origin of the property. Must be verified for at least 30 years to ensure no break in the chain of title.
Sale Deeds (Link Deeds)
All subsequent sale deeds connecting the Mother Deed to the current owner. Check for proper stamp duty and registration.
Encumbrance Certificate (EC)
Get a 30-year EC (Form 15). It must show 'Nil' encumbrance or reflect only valid transactions (like the current owner's purchase).
Mutation Register Extract
Confirms that the revenue records were legally updated after every ownership change.
Phase 2: Revenue Records (The Government View)
Ensure the government recognizes the seller as the extensive owner.
RTC / Pahani (Karnataka) or Patta/Chitta (TN)
The 'Live' record. Shows current ownership, land extent, soil type, and existing crops. Crucial for matching total area.
Akarband / Tippani
Establishes the exact survey number boundaries and total extent of the survey number.
Section 79A/B Verification (Karnataka Only)
Ensure the seller didn't violate income norms when *they* bought it. Illegal pruchases can be voided retrospectively.
Family Tree (Vamshavruksha)
If buying ancestral land, ensures all legal heirs have signed or given consent.
Phase 3: Spatial & Physical Check (The Ground Truth)
Does the paper match the ground reality?
FMB Sketch / 11E Sketch
Field Measurement Book sketch. Shows the exact shape and dimensions of the specific subdivision you are buying.
Surveyor Flagging
Get a govt. surveyor to physically measure and flag the boundaries before registration. Don't rely on fences.
Access Road Verification
Verify on the village map that the access road is a 'Government Kharab' or registered road, not a private path.
Too much paperwork?
Our legal team conducts a 25-point audit on every project before we even list it. We provide the full legal binder (Mother deed to current EC) to every potential buyer.
View Pre-Verified Projects