Introduction
In Tamil Nadu, mismatches between the property mentioned in sale deeds and the actual possession handed over are not uncommon. These discrepancies can create confusion, leading to legal complications and disputes. If you are dealing with property acquisition or ownership in Tamil Nadu, it’s essential to understand the potential risks and how to verify the property’s accuracy. This guide covers 18 crucial facts you should know when property and possession don’t match.
1. Experts Can Easily Identify Issues
While legal professionals can detect issues with property documents and Village Administrative Officers (VAOs) can assist in revenue-related disputes, field inspections are crucial to ensure the land in the documents matches the actual plot.
2. Field Verification Is a Must
Having accurate documents is important, but nothing replaces a thorough field inspection. Practical knowledge of land boundaries and landmarks can help ensure that the property matches the description in the deed.
3. Survey Number Confusion
A common issue arises when a seller owns both cultivable land (punjai land) and adjoining unregistered natham land. To expedite the sale, the seller might register the punjai land but hand over the natham land, causing confusion and future legal trouble.
4. Challenges of Unregistered Land
Buyers often unknowingly purchase unregistered natham land. In some cases, the seller, under financial pressure, registers the punjai land in the deed but delivers possession of the natham land, creating a mismatch.
5. Common Mismatch Scenarios
Other causes of property mismatches include co-owned properties where boundaries are not clearly defined, surplus land without proper surveys, and land on the outskirts of villages that isn’t properly demarcated.
6. Village Boundary Discrepancies
In certain cases, village boundaries can create confusion about property ownership. For example, between Ponmar and Polacheri villages near Chennai, the deed might indicate one village, while the land is physically located in another.
7. Importance of Proper Surveys
Lack of accurate surveys is a leading cause of property mismatch. Buyers must ensure they have access to detailed survey data before finalizing any land purchase.
8. Survey Reports Requested by Authorities
Officials such as sub-registrars and tahsildars may request a survey report to verify land details, especially when there are disputes over ownership or encroachment.
9. Limited Survey Knowledge Among Authorities
Unfortunately, not all revenue officers or sub-registrars have the expertise to identify property mismatches automatically. This can lead to incorrect registrations or legal complications.
10. Proposed Reforms
In response to ongoing issues, there are discussions to introduce surveyors within sub-registrar offices to help detect discrepancies before land registration takes place.
11. Accurate Village Maps Are Essential
Always obtain a detailed village map before purchasing land. Compare the map with the property to ensure accuracy, particularly regarding boundaries and landmarks.
12. On-Site Verification
Before buying any property, visit the site and verify it against the village map. Check if important landmarks such as temples, houses, and wells match the property description in the deed.
13. Boundary Verification
Ensure the four boundaries mentioned in the sale deed match the physical boundaries on-site. Confirm that the land size, shape, and orientation are accurate as well.
14. Use Google Maps for Cross-Verification
Google Maps can serve as a useful tool for cross-checking the land’s location as per the survey number, though it should not be the only method used for verification.
15. Verify the Land Type
Cross-check the land classification in official records (like the “A” Register) to ensure that it matches the type of land mentioned in the sale deed. For example, ensure the deed mentions if the land is cultivable, non-cultivable, or unregistered.
16. Stone Markers
Look for stone markers that indicate land boundaries as per the village map. These markers help confirm the exact location and size of the land you’re considering purchasing.
17. What If You’ve Already Bought the Land?
If you’ve already purchased the land and later discover a mismatch between the deed and the actual possession, options are limited. The situation may require legal intervention.
18. Legal Options
In the event of a mismatch, the original deed must be amended to reflect the correct property details. This process will require a new sale deed and involve additional costs. However, taking this step is essential to prevent future legal challenges and secure your rights to the property.
Conclusion
Purchasing land without verifying whether the property in the deed matches the actual plot can lead to significant legal and financial consequences. Buyers must perform thorough on-site inspections, verify boundaries, and consult legal experts to avoid these issues. Being proactive can save you from the headaches of property mismatches in the future.
If you’d prefer to have everything handled for you seamlessly, you can click here and contact us at verified.realestate. Our team of experts is here to provide comprehensive support and ensure a smooth and secure property buying experience.