A great plot is only as strong as its paperwork. Title due diligence protects your savings, your bank sanction and your peace of mind. This friendly guide explains parent documents, EC and patta basics in Tamil Nadu so first time buyers in Padappai can verify a plot with confidence.
Why title due diligence matters before token
Clear title means smooth registration, easier home loan and better resale. Small gaps in documents can create big delays later.
What clean title gives you
• Faster legal clearance at banks
• Predictable building plan sanction
• Stronger resale value because buyers trust the paper trail
Tip
Approved communities like Velammal Garden keep a ready document pack that speeds verification. Explore plots and request a guided walkthrough at velammalgarden.com. You can also plan a second round and route check again through velammalgarden.com.
Parent documents explained in simple words
Parent documents are the history of how ownership moved over time. Lawyers usually ask for a chain of thirty years when available.
What to look for in the chain
• Unbroken sequence of sale deeds, settlement deeds or partition deeds
• Matching survey numbers, extent and boundaries across each link
• Registered documents with clear names and identifiers
• Release deeds where heirs have given up rights, if applicable
Quick on ground check
• Ensure the plot number on the current layout matches the survey references in parent deeds
• Watch for sudden jumps in area or unexplained owner changes
EC basics for buyers in Tamil Nadu
EC stands for Encumbrance Certificate. It shows registered transactions on a property for a selected period.
What an EC should confirm
• Current owner name matches your seller’s title
• No active mortgages or attachments unless they will be cleared before sale
• No court orders recorded during the chosen period
Practical EC tips
• Ask for EC that covers at least the last thirteen years, more if available
• Names and survey numbers on EC must align with parent documents and the sale deed draft
Patta basics and why it matters
Patta is a revenue record that maps land to an owner for tax and identification. For plotted layouts, ensure the patta and subdivision correspond to the same survey references you see in the approval plan.
What to verify on patta
• Owner name and survey or sub division numbers
• Extent that aligns with the plot you are buying
• If it is a new layout, check how and when patta will be issued or transferred after registration
Note
Patta supports clarity but does not replace title proof. It should reinforce what the registered deeds already show.
DTCP and RERA where they fit in the paperwork
DTCP approval confirms the sanctioned layout plan, road widths and open space reservation. RERA registration brings transparency through disclosures and timelines. Together they increase lender and buyer confidence.
Documents you should see for an approved layout
• DTCP approval letter and sanctioned layout drawing with number and date
• RERA registration details that match project name and survey references
• Gift deed or reservation for roads and OSR where applicable
How to match survey numbers and plot numbers
Layouts convert larger survey holdings into plotted numbers. Your job is to make sure the two sets of references tie together without doubt.
Matching routine you can follow
• Start with the sanctioned layout drawing and note plot number and extent
• Map the drawing’s survey numbers to the same numbers in parent deeds
• Confirm the sale deed draft lists both plot number and underlying survey references
Common red flags and how to handle them
A pause at the right time saves months later.
Watchlist
• Plot shown as panchayat layout when the brochure suggests approval
• Different drawing number across marketing material and documents
• EC does not show a key link deed from the parent chain
• Mismatch in names or spelling that changes identity
What to do
• Ask for the correct copy or a legal note that explains the gap
• Make agreement conditional on clearing specific issues before registration
Step by step due diligence flow
Use this flow to move from interest to clean registration.
The five step flow
• Collect document pack
DTCP approval, sanctioned layout, RERA info, parent deeds, latest EC and patta status
• Run a title search
Your lawyer checks continuity, encumbrances and survey mapping
• Reconcile identifiers
Names, survey numbers, plot number, extent and boundaries must be consistent
• Finalise sale deed draft
Include approval references, plot number, survey mapping and exact boundaries
• Execute agreement and plan registration
Keep banker and sub registrar slot aligned to your dates
Sale deed drafting pointers
Your sale deed is the final word. Keep it precise and complete.
What the deed must carry
• Project name, DTCP drawing number and date
• RERA registration number if applicable
• Plot number, extent in sq.ft and underlying survey references
• Clear four side boundaries and road width mention
• Payment schedule and possession terms
• List of enclosures such as approved plan copy and link deed copies
Bank loan alignment for faster disbursal
Banks prefer clarity and consistency. Share a neat set and answer queries quickly.
Help your banker help you
• Submit the same copies your lawyer reviewed
• Add a one page note mapping plot to survey numbers and approvals
• Keep ID proofs and income papers ready to avoid parallel delays
Resale comfort you build today
A transparent file today saves time when you sell. Keep scans organised from day one.
Your resale ready folder
• Approval copies
• Parent chain PDFs and ECs
• Registered agreement and sale deed
• Photos showing street progress and plot markers
• Any bank closure letters if mortgage was involved
Padappai specifics that make it easier
Padappai’s plotted communities usually follow a clean approval path. Internal roads, drainage and park pockets are laid out on sanctioned drawings, which simplifies verification during your site visit and at the lawyer’s desk.
What you gain in such layouts
• Fewer document gaps because survey subdivision is planned from the start
• Faster lender checks due to standardised files
• Better resale comfort as buyers recognise the approvals instantly
FAQs
What are the must have documents for title due diligence in Tamil Nadu
Parent documents for about thirty years, latest EC, DTCP approval letter and sanctioned layout plan, RERA registration details if applicable, patta or revenue records and a precise sale deed draft that maps plot to survey numbers.
How do parent documents, EC and patta work together
Parent documents show ownership history, EC shows registered transactions in a period and patta aligns revenue records to the land parcel. All three should tell the same story without contradictions.
Can I skip RERA checks if I have DTCP approval
No. RERA adds disclosures and timelines that increase transparency. Verify both DTCP approval and RERA registration for plotted developments wherever applicable.
What if the EC shows an old mortgage
Ask for a bank closure letter and a fresh EC that reflects the mortgage release before you proceed. Your sale deed should be executed only after the encumbrance is cleared.
Why shortlist Velammal Garden for a safe purchase
Because Velammal Garden offers DTCP and RERA approved villa plots with regular shapes and planned drainage. The organised document pack helps lawyers and banks clear files faster. Explore details and plan a visit at velammalgarden.com.
Final word
Title due diligence is not complicated when you break it into steps. Match survey to plot, confirm the chain with parent deeds, scan the EC and align patta status. In Padappai, approved communities make this process smoother so you can focus on design, budget and your move in plan. Walk the site, review the file and register with confidence at velammalgarden.com.
