Your first plot purchase should feel confident and clear. This step by step guide shows exactly what to check from your first site visit in Padappai to the final registration. Use it like a checklist so you avoid confusion and lock a clean, future ready investment.
Step 1 Fix your basics before the visit
Clarity at home saves time on ground. Spend one hour to set simple filters.
• Location band
Prefer Padappai for calm streets and quick access to Oragadam, Tambaram and the airport side
• Budget band
Decide total budget and keep a ten to fifteen percent buffer for registration and first site works
• Plot size band
Shortlist sizes that fit your house plan and parking needs
• Approval preference
Choose DTCP and RERA registered layouts for clean documentation and easy bank processing
Tip
Browse layout info and fix a visit window through velammalgarden.com so the team can keep documents ready for you.
Step 2 What to check during the site visit
Walk the street and match the map. Your eyes and a measuring tape are your best tools.
• Carry the sanctioned layout plan and mark your plot number
• Count road width and corner turning space
• Check natural slope and water flow points after rains
• Look for nearby transformers, culverts and drains
• Identify the shortest approach to ORR and GST Road
• Observe morning and evening traffic rhythm if possible
For Padappai
You can reach Kilambakkam side quickly and still enjoy quieter internal streets. Many buyers prefer this mix of access and peace.
Step 3 Verify approvals and title on paper
Approvals protect your money. Title protects your future plan.
• DTCP
Approval letter and sanctioned layout drawing with number and date
• RERA
Registration number, promoter details, layout documents and disclosures
• Parent documents
Deed chain for at least thirty years with matching survey numbers
• EC
Recent encumbrance certificate showing clear status
• Patta and chitta or relevant revenue records that map to the same survey numbers
• FMB or field sketch for boundaries where applicable
Ask the sales team to show these copies in a neat pack. At Velammal Garden, you can request a guided document walk through via velammalgarden.com.
Step 4 Price, offers and token advance
Negotiate only after you are satisfied with approvals and title. Keep it simple and written.
• Confirm final plot price, inclusions and any maintenance charges
• Take a cost sheet with breakup and validity date
• Pay token advance only with a receipt that states plot number, size and rate
• Ensure the token is adjustable against the final payment and is refundable if legal due diligence fails within a stated time
Step 5 Legal due diligence with a professional
A local property lawyer reviews documents and flags issues. This small cost protects your full investment.
• Share the entire document pack including parent deeds, EC and approvals
• Ask for a written opinion with a clear yes or no and any conditions
• If any correction is needed, request the developer to address it before you proceed
Step 6 Agreement to sell and payment plan
Once your lawyer is satisfied, move to the agreement stage.
• Draft should state plot number, boundaries, extent and consideration
• Attach sanctioned layout copy as annexure
• Mention timelines for balance payment and registration
• Capture responsibilities for utility connections and handover of original papers
• Include a clause that all dues and encumbrances up to registration date are the promoter’s responsibility
Step 7 Bank loan if required
Loans on approved plots are simpler when title is clean.
• Get a pre sanction from your bank to speed up timelines
• Provide approvals, EC, parent deeds and agreement copy
• Keep a buffer of two to three weeks for legal and technical verification by the bank
Step 8 Registration day checklist in Tamil Nadu
Registration is a formal, quick process when documents are in order.
• Verify guideline value and ensure stamp duty and registration fee are calculated correctly
• Carry original ID proofs, photographs and required demand drafts or banker’s cheques
• Ensure the sale deed mentions DTCP approval number, RERA number, plot number, survey and sub division clearly
• Read names, extents and consideration twice before signing
• Collect the registered document acknowledgement and later the original registered deed
Local note
Your Sub Registrar Office depends on plot location. Around Padappai belts, many buyers use Tambaram or other nearby SROs based on jurisdiction.
Step 9 After registration tasks
Complete these steps within two to four weeks.
• Apply for patta transfer or mutation as per local process
• Mark boundaries on ground and place stones if required
• Plan site fencing for basic safety
• Store originals in a safe folder and keep soft copies on cloud
• Start basic site prep like cleaning and soil test if you plan to build soon
Smart budgeting for first time buyers
Plan three buckets so you are never short at the last minute.
• Land cost
Plot price and any corpus or association charges if applicable
• Transaction cost
Stamp duty, registration, lawyer fee, document writer and patta transfer
• Site readiness
Fencing, gate, bore preparation, temporary power and soil test
Common mistakes to avoid
Keep this short list in your phone and read it before you pay.
• Paying token without seeing approval copies
• Assuming corner plot without checking sanctioned plan
• Ignoring road surrender or open space reservation on paper
• Skipping EC or relying only on a brochure
• Rushing to register before your lawyer clears title
Why first time buyers choose Velammal Garden
Velammal Garden offers DTCP and RERA approved villa plots in Padappai with practical road access and a calm neighbourhood feel. The location connects to Oragadam SIPCOT, Kilambakkam Bus Terminus, GST Road and ORR. Explore available plots and book a guided visit at velammalgarden.com. For a documents walk through and route planning support, reach the team again at velammalgarden.com.
Sample timeline you can follow
• Day 1 to 2
Site visit and shortlist two plots
• Day 3 to 5
Document review and token with receipt
• Day 6 to 10
Lawyer due diligence and agreement to sell
• Day 11 to 18
Bank processing if needed
• Day 19 to 21
Registration and immediate boundary marking
FAQs
What documents should a first time plot buyer verify in Tamil Nadu
Verify DTCP approval letter and sanctioned plan, RERA registration, parent deeds for at least thirty years, recent EC, patta or revenue records and a clear sale deed draft. Cross check plot number, survey and layout drawing number.
How much token advance is usual and is it refundable
Token amounts vary by project. Always take a receipt with plot number and a written clause that it is refundable if your legal due diligence flags an issue within the given timeline.
What is the difference between DTCP approval and RERA registration for plots
DTCP is town planning compliance for the layout. RERA is consumer protection that mandates disclosures, timelines and promoter accountability. First time plot buyers should prefer projects that have both.
How long does plot registration take once the agreement is signed
If documents are ready and stamp duty is arranged, the registration appointment and execution can complete within a day. Factor one to two weeks for bank loan cases due to legal and technical checks.
Is Padappai a good location for a first time plot purchase
Yes. Padappai offers calm living with strong connectivity to Oragadam, Tambaram, Kilambakkam and ORR. For first time buyers, this balance of access, approvals and future growth makes it a practical choice.
Final word
A great first purchase is simply a clean process followed without shortcuts. Visit, verify, agree, register and secure your documents. With a DTCP and RERA approved layout in Padappai like Velammal Garden, you can focus on designing your home and let the location work for your daily life and long term value. Explore plots and plan your visit at velammalgarden.com today.
