Buying property in Haryana? Whether it's a plot in Gurugram, agricultural land in Karnal, or a villa in Faridabad, proper verification is essential. Here's your practical checklist.
Step 1: Gather Basic Property Details
Before any verification, you need:
- District and Tehsil — Narrows down which records to check
- Village / Sector / Colony name — Essential for agricultural and some urban plots
- Khasra number — The survey number for the plot (for agricultural/rural land)
- Owner name — As claimed by the seller
Step 2: Obtain the Jamabandi
The Jamabandi (also called Record of Rights or RoR) is the primary land record in Haryana. It shows:
- Current owner's name
- Area of the land
- Khasra and Khata numbers
- Any recorded liabilities
You can access Jamabandi online through the Haryana Jamabandi portal. Look for consistency between the claimed owner and the recorded owner.
Step 3: Check Mutation Status
A mutation is the process of updating the owner's name in revenue records after a sale.
Red flag: If the seller bought the property but mutation hasn't been done, their name won't appear in current Jamabandi. This is a significant issue.
Check that:
- The mutation order exists
- It matches the sale deed date
- The new owner's name is correctly reflected
Step 4: Review the Sale Deed
The sale deed (registry) should include:
- Full names and addresses of buyer and seller
- Complete property description (matching revenue records)
- Consideration amount
- Proper stamp duty payment
- Registration with Sub-Registrar
Watch for: Mismatched names, vague property descriptions, or missing registration details.
Step 5: Trace the Ownership Chain
A 12-30 year title search traces how property changed hands. Look for:
- Complete chain with no missing links
- Consistent property descriptions across transactions
- No unexplained gaps or sudden changes in ownership
Step 6: Check for Encumbrances
An encumbrance is a claim against the property (loan, lien, court order). Check for:
- Bank mortgage registrations
- Revenue court orders
- Attachment notices
While an Encumbrance Certificate (EC) is not always available in Haryana the way it is in some other states, loan registrations often appear in sale deed records and Sub-Registrar office records.
Step 7: Physical Due Diligence
If possible (or through a trusted local contact):
- Visit the property
- Match boundaries with documents
- Check for encroachments
- Verify physical possession matches claimed ownership
Quick Verification Checklist
| Check | Source | Status | |-------|--------|--------| | Jamabandi shows correct owner | jamabandi.nic.in | ☐ | | Mutation completed | Tehsil records | ☐ | | Sale deed registered | Sub-Registrar | ☐ | | Ownership chain traced | Historical records | ☐ | | No encumbrance found | Search records | ☐ | | Physical possession verified | Site visit | ☐ |
Can't do this yourself from abroad? ScanMyProp can help with Haryana property verification.