Why Patta and Chitta matter for plot buyers
Buying a plot is not only about location and price. In Tamil Nadu, Patta and Chitta are the basic revenue records that help you verify ownership, land use and tax status. If you are considering a DTCP and RERA approved layout like Velammal Garden in the Padappai Oragadam belt, understanding these documents will make your booking and registration smoother and safer.
What is Patta
Patta is the land revenue record issued by the Government of Tamil Nadu that identifies who owns a piece of land. It captures the Patta number, owner name, survey number, subdivision, extent, land type and the tax assessment. For a buyer, a clean and updated Patta is an early indicator that the seller has a legal standing to transfer the land.
What is Chitta and how it evolved
Chitta is a revenue field record traditionally maintained by the Village Administrative Officer. It shows the classification of land such as wet or dry, extent and tax details. In many taluks, earlier separate Patta and Chitta extracts are now consolidated through updated revenue registers and e records. As a buyer, you should still ask for proof of current classification and tax paid status even if the seller shows a consolidated e extract.
Patta versus Encumbrance Certificate
Patta is a revenue record. The Encumbrance Certificate is a registration department record that shows registered transactions affecting the property such as sales, mortgages and releases. You need both for a complete picture. Patta tells you who the revenue department recognises as the owner. The EC tells you whether any legal claims were recorded on the property over a period.
How Patta and Chitta connect to DTCP and RERA layouts
A good layout developer obtains DTCP approval for the master plan and open space reservations and then registers the project with RERA for consumer protection. Even in such approved layouts, each individual plot must have clear revenue lineage before sale. That means the parent survey numbers should have proper Patta entries and the subdivision should reflect in the field records and FMB sketch. When you choose a project like Velammal Garden, these checks are streamlined so your banker and lawyer can verify quickly. Explore the project at velammalgarden.com to see how approvals and documentation are organised for buyer confidence.
Key terms you will hear
- Survey Number and Subdivision Number
Identifies the plot location within the village map. - FMB Sketch and TSLR Sketch
Field Measurement Book sketch and Town Survey Land Register sketch show the dimensions and boundaries. - A Register and Adangal
Revenue registers that record land details, cultivation and assessment. - Natham and Ryotwari
Common classifications in village lands. Ask for the current classification applicable to your plot.
Step by step checklist before you book
- Match the plot on ground to its survey and subdivision in the FMB sketch.
- Check the current Patta entry for the parent survey number and confirm the seller or developer has title.
- Review the latest tax receipts. Revenue dues must be paid up.
- Verify land classification in the revenue record and ensure it aligns with layout approvals.
- Cross check the Encumbrance Certificate for at least 13 years or more based on your advocate’s advice.
- Confirm DTCP approval number, layout plan and open space reservations.
- Verify RERA registration details and that your specific plot is part of the registered project.
- Have your advocate write a title report compiling all the above.
Updating Patta after purchase
After your sale deed is registered at the Sub Registrar Office, you or your advocate can file a Patta transfer request at the taluk office or through the designated e service route. You will need the registered deed copy, tax receipts, identity proofs and an application with survey and subdivision details. The revenue inspector may conduct a field inspection to confirm boundaries before the new Patta is issued in your name.
Common mistakes to avoid
- Relying only on a photocopy of Patta without matching survey and subdivision to the actual plot.
- Ignoring land classification entries. Buying a plot marked for agriculture or water body without proper conversion can delay building approvals.
- Skipping EC verification. A clean Patta does not replace EC scrutiny.
- Not verifying FMB dimensions with the layout plan. Small mismatches can cause boundary disputes later.
- Delaying Patta transfer after registration. Complete the transfer quickly so your name reflects in revenue records.
How banks look at Patta and Chitta
For plot loans and construction loans, lenders want a consistent chain. They expect a registered sale deed from a clear title holder, a matching Patta entry for the survey and subdivision, tax paid receipts, DTCP approval documents, RERA registration and accurate FMB measurements. A neat file with these documents improves your loan approval timelines.
Local context for Padappai and Oragadam belt
The Padappai Oragadam corridor is an active industrial and residential growth zone. Multiple town survey updates and re classifications have taken place as villages urbanise. This is good for buyers, but it also means you must confirm that the latest updates are reflected in the Patta entry and field sketches for your exact plot. Established developers in the belt maintain updated records, making due diligence faster for buyers aiming to start construction early. To see how a documentation ready layout looks in practice, visit velammalgarden.com and review the approvals and buyer support process.
Documents you should keep in your buyer file
- Latest Patta extract for the relevant subdivision
- FMB sketch and if applicable TSLR sketch
- A Register or revenue extract showing classification and extent
- Latest property tax or land revenue receipts
- Encumbrance Certificate for the advised period
- DTCP approval copy and layout plan with plot marking
- RERA registration certificate and project information
- Sale deed copy and mutation application for Patta transfer
Practical tips for a smooth experience
- Walk the boundaries with the FMB sketch in hand and measure tape.
- Take geo tagged photos of boundary stones for your records.
- Ask the developer for a consolidated document pack including approvals, FMB extracts and recent tax receipts.
- Engage a local advocate who regularly works in the Padappai Sriperumbudur jurisdiction for quicker verification.
- Start the Patta transfer application immediately after registration and track it until issuance.
Final word
Patta and Chitta are not complicated once you know what to look for. Pair them with EC and approval checks, and you can buy with confidence. If you are exploring DTCP and RERA approved villa plots near Oragadam, choose a project where documentation is transparent and ready so you can focus on planning your home rather than chasing papers.
FAQs on Patta & Chitta a beginners guide DTCP RERA Tamil Nadu
What is Patta and why do I need it for a plot purchase
Patta is the primary revenue record that recognises the landowner for a given survey and subdivision. You need it to verify ownership, confirm land details and to transfer the record to your name after registration.
Is Chitta still issued or is it merged into e records
In many taluks, Chitta details are reflected through consolidated e revenue extracts. Ask for the latest revenue entry showing classification and tax status along with Patta and FMB to be sure.
How do DTCP and RERA approvals relate to Patta
DTCP and RERA protect layout level planning and consumer interest. Patta confirms revenue ownership for the land and its subdivisions. You should check all three together for a safe purchase in Tamil Nadu.
Can I apply for Patta transfer immediately after registration
Yes. After the sale deed is registered, file a mutation request with the taluk office or through the designated e service. Submit deed copy, identity proofs, tax receipts and survey details to get Patta updated in your name.
What if FMB measurements differ from the layout plan
Seek clarification before you proceed. Ask the developer to resolve the variance and have the revenue sketch and layout plan aligned. Your advocate may advise a joint measurement with the revenue inspector to avoid future boundary issues.
For a documentation first buying experience in the Padappai Oragadam belt, explore Velammal Garden where DTCP and RERA approvals, survey sketches and buyer support are available in a single pack so you can move from booking to building with clarity.
