Most problems in Dholera real estate come from buyers not checking documents before paying. This checklist is the minimum you should verify before putting money down on any plot. Print it out, take it with you when you visit, and do not skip any item.
1. Title deed
The title deed is the document that proves the seller owns the property. You need to verify:
- The seller's name matches the name on the title deed
- The chain of ownership is clear going back at least 30 years
- There are no gaps in the ownership chain where the property changed hands without proper documentation
- There are no court disputes, injunctions, or stay orders on the property
- The property description (survey number, area, boundaries) matches what the seller has told you
If the seller cannot produce a clear title deed, or if there are disputes in the chain, investigate further before proceeding. A clear title is the foundation of a safe investment.
2. NA certificate (Non-Agricultural)
In Gujarat, land is classified as either agricultural or non-agricultural. Agricultural land cannot be used for residential or commercial purposes without conversion.
The NA certificate is issued by the Collector's office and confirms that the land has been converted from agricultural to non-agricultural use. Without this certificate:
- You cannot build a house or commercial building on the land
- You may face legal action from the revenue department
- The land may be reclassified as agricultural and you lose your investment
Ask to see the original NA certificate and verify it with the Collector's office. Some sellers show photocopies of NA certificates that belong to different plots. Always verify independently.
3. TP scheme approval
Dholera SIR has specific Town Planning schemes (TP1 through TP4 and others) that define land use, zoning, and infrastructure layout. A plot in an approved TP scheme has:
- Government-approved layout with designated residential, commercial, and industrial zones
- Planned road networks, utility corridors, and public spaces
- Clear zoning regulations that define what can be built where
- Infrastructure delivery commitments from the government
Plots outside approved TP schemes may have different infrastructure timelines. Always check which TP scheme the plot falls in and whether that scheme is approved.
4. RERA registration
The Real Estate (Regulation and Development) Act, 2016 requires all real estate projects above a certain size to be registered with the state RERA authority. In Gujarat, this is GujRERA.
RERA registration means:
- The developer has submitted project details to the regulator
- The project layout and plans have been verified
- The developer is legally bound to deliver what they promised
- You have legal recourse if the developer does not deliver
To verify RERA registration:
- Ask the developer for the RERA registration number
- Go to the GujRERA portal (gujrera.gujarat.gov.in)
- Search for the project using the registration number
- Verify that the project details match what the developer has told you
If a project is not RERA registered and the developer is selling plots, ask the developer about the zone activation status. If the zone is not yet activated, the project cannot get RERA registration. This is how the system works in Dholera. Understand what you are buying and at what price..
5. Encumbrance Certificate
The Encumbrance Certificate (EC) shows whether the property has any financial or legal liabilities. It is issued by the sub-registrar's office and covers a specific time period (usually 15-30 years).
A clean EC means:
- There are no outstanding loans or mortgages on the property
- There are no court orders or liens against the property
- The property has not been pledged as collateral for any debt
- There are no pending legal cases that could affect ownership
Get the EC for at least the last 15 years, preferably 30 years. If there are any encumbrances, investigate them before proceeding. An encumbrance does not always mean you should not buy, but you need to understand what it is and whether it has been resolved.
6. 7/12 extract
The 7/12 extract (also called Satbara Utara in Maharashtra) is a land record document issued by the revenue department. It shows:
- Current owner's name
- Survey number and sub-division
- Area of the land
- Land classification (agricultural, non-agricultural, etc.)
- Any existing claims, mortgages, or encumbrances
Verify that the details on the 7/12 extract match what the seller has told you. If the extract shows a different owner, or if the land classification is different from what you were told, stop and investigate.
7. Development permission
If you are buying from a developer who is selling plots in a layout, check whether the developer has received development permission from the relevant authority. This permission confirms:
- The layout has been approved by the planning authority
- The roads, drainage, and utility infrastructure in the layout meet regulatory standards
- The developer has paid all necessary fees and deposits
- The plots are legally sub-divided and can be sold individually
Without development permission, the layout may be unauthorized and you could face problems getting building permission later.
8. Survey and boundaries
Before buying, get the plot surveyed by a licensed surveyor to confirm:
- The plot boundaries match the description in the sale deed
- The area is correct (no encroachment from neighboring plots)
- The plot is accessible from a road
- There are no physical encroachments on the plot
A survey costs a few thousand rupees and can save you from buying a plot that is smaller than advertised, landlocked (no road access), or encroached upon.
9. Seller's identity and authority
Verify that the person selling the plot has the legal authority to sell it:
- If the seller is an individual: check their ID proof and confirm they are the owner on the title deed
- If the seller is a company: check the company's registration, verify that the person signing has authority from the board of directors
- If the seller is using Power of Attorney: verify the PoA is registered, notarized, and specifically grants the power to sell this property
- If the property has multiple owners: all owners must consent to the sale
10. Pending taxes and utilities
Check whether there are any pending property taxes, utility bills, or other charges against the property. Unpaid taxes can create legal problems for the new owner.
Ask for:
- Property tax receipts for the last 5 years
- Water and electricity bill receipts
- Any pending maintenance charges (if in a gated community)
Red flags to watch for
Walk away if you encounter any of these:
- Seller cannot produce original documents (only photocopies)
- Title deed has multiple owners who are not all present for the sale
- Land is classified as agricultural but being sold as residential
- No RERA registration for a developer-led project
- Seller pressures you to decide quickly or pay cash
- Price is significantly below market rate without explanation
- Seller refuses to let you verify documents independently
- Property is in a court dispute or has a stay order
The cost of skipping checks
I have seen cases where buyers paid Rs 2-5 lakh for plots that turned out to be agricultural land outside the SIR boundary, with no NA conversion, no TP scheme approval, and disputed titles. Those buyers lost their entire investment.
The cost of hiring a lawyer (Rs 10,000-25,000) and getting documents verified is negligible compared to the potential loss. Do not skip this step.
Need help verifying documents for a Dholera plot? Contact our team. We can help you check the documents before you commit.