In Tamil Nadu real estate, land buyers often face a hidden trap: the Patta mismatch across villages. This happens when the Patta shows one village name, but the land physically lies in another. Sometimes it’s a clerical error, sometimes negligence, and often outright fraud. Either way, it can make your deal worthless.
What Is Patta Mismatch Across Villages?
A Patta is the government record that links land to its village, survey number, and owner. A mismatch means the Patta village name doesn’t match the actual village jurisdiction of the land.
Example:
A seller shows you a Patta that says “Survey No. 142, Melur Village”. But during site visit, the land is in “Melvarayanur Village”. On paper, it looks valid — but in law, the Patta doesn’t cover that land at all.
Why Do These Mismatches Happen?
- Clerical Errors in Records
– During Patta transfer or UDR updates, staff may enter the wrong village name. - Survey Sub-Divisions Not Updated
– Land split across two villages may not have been correctly subdivided in records. - Deliberate Fraud
– Some sellers knowingly use a Patta from a nearby village to misrepresent ownership. - Boundary Changes & Reclassification
– When taluks or villages are reorganized, Pattas may not get updated. - Inheritance/Partition Issues
– Families with land in multiple villages may mistakenly apply for Patta transfer in the wrong place.
Why This Matters in Tamil Nadu Real Estate
- Legal Invalidity: If Patta village ≠ site village, the land can’t be legally registered.
- Dispute Risks: Neighbors or local landowners can challenge ownership.
- Bank Rejection: Banks won’t approve loans if documents don’t align.
- Resale Issues: Future buyers will walk away from mismatched land.
How to Detect & Rectify Patta–Village Mismatch (Step-by-Step)
- Check Patta Details
– Ensure the village, taluk, district match the site location. - Cross-Check with EC (Encumbrance Certificate)
– EC survey numbers must belong to the same village as in Patta. - Verify FMB Sketch
– FMB shows survey boundaries. Cross-check it against site and Patta. - Confirm with Taluk Office
– VAO/Tahsildar can confirm whether Patta belongs to that revenue village. - Check SRO Jurisdiction
– The Sub-Registrar Office must cover the same village as in Patta. - Rectification Process (If Mismatch Found)
– File a petition with Tahsildar/RDO for Patta correction.
– Submit supporting documents: sale deed, EC, FMB sketch, and village map.
– Revenue authorities will verify on ground and issue a corrected Patta.
– In complex disputes, you may need a civil court order before correction.
Regulations & Local Rules
- Revenue records (Patta, A-Register, Chitta) are tied to a specific village jurisdiction.
- Sub-Registrar Offices will reject registration if Patta village ≠ EC village.
- Tamil Nadu rules require Patta, EC, and FMB to match the same village and SRO jurisdiction for valid sale.
Common Mistakes & How to Avoid Them
- ❌ Believing seller’s assurance that “village doesn’t matter.”
- ❌ Ignoring spelling variations in village name.
- ❌ Checking only EC, not Patta.
- ✅ Always verify Patta + EC + FMB together.
- ✅ Match documents with official jurisdiction maps before purchase.
Practical Tips for Buyers
- Visit the site with Patta + FMB sketch in hand.
- To Find Sub Registrar Offices and EC Villages across Tamil Nadu use SRO &Village search services in Verified. Real Estate.
- Cross-check with the Taluk office for jurisdiction confirmation.
- Use Survey Number Verification for instant survey validation.
- Run a full title verification service if there’s even a small mismatch.
Conclusion
A Patta mismatch across villages is not a small paperwork error — it’s a fraud red flag. In Tamil Nadu, every land must be correctly linked to its village in Patta, EC, and FMB. If the villages don’t match, the deal isn’t safe. Walk away, or ask the seller to legally correct the records before you invest.