Verify Patta/Chitta Ownership Before You Buy Property Safely

When you buy a property, the seller hands over papers (like a document called a Patta Chitta in some states). But handing it over doesn’t always mean it’s genuine, correct or matches that exact property. If you skip checking, you could face problems with ownership, legal claims or even lose money.
Verifying gives you peace of mind: you know the vendor truly owned it, the document matches the land, and you’re not stepping into trouble.

Understand what Patta/Chitta shows

“Patta” typically shows who the legal owner is, what piece of land it is.
“Chitta” gives details about the land: survey number, subdivision, land type (wet/dry) etc.
In the case of the state Tamil Nadu, Patta and Chitta have been merged into one document in many cases.
Knowing what each paper should contain helps you spot online errors or fakes.

Step-by-step: How to verify the document

Here’s a simple checklist you can follow:

Get the document from vendor
1. Survey number & subdivision number match your property.
2. Owner name is the same as the seller (or as per sale deed).
3. Land size, village/taluk/district details look correct.
4. Land type (wet/dry etc) makes sense.

Check online (if your state has digitised land records)
1. Go to the official land records website. For example in Tamil Nadu use the “View Patta & FMB/Chitta/TSLR” portal.
2. Select the correct District, Taluk, Village.
3. Enter Survey Number or Patta Number/Sub-division as required.
4. View the output: check the owner’s name, land area, classification match what the vendor gave.
5. Download/print the extract and keep it with your records.

Cross-check with other documents
1. Sale deed: Does it mention the same survey number/subdivision?
2. Encumbrance certificate (EC): Is the land free from legal or financial liabilities?
3. Tax receipts / utility bills: Do they show the current owner as the vendor?
4. Site visit & mapping: Does the physical plot match the map/sketch details in the Patta/Chitta?
5. If the vendor claims they own it, ask how long and check earlier ownership/mutation records.

If something doesn’t match
1. If the owner name on Patta/Chitta is not the seller’s, ask why: has the vendor taken the transfer? Is there a mutation pending?
2. If survey/subdivision number mismatches what you were shown, pause the deal until resolved.
3. If land type is wrong (e.g., it’s classified agricultural but you were told residential), get clarification.
4. Visit revenue office / taluk office: check the original records, mutation status, and ask for certified extract.
5. Consult a lawyer specialising in property to check and advise.

Common mistakes to avoid

Ignoring the survey/sub-division number (just checking owner name isn’t enough).
Accepting a document that shows a previous owner, not the seller.
Assuming classification (agricultural vs residential) will casually shift — it may require legal conversion.
Missing hidden liabilities: zonal restrictions, earlier mortgages, legal disputes.
Rushing and skipping a site visit or physical boundary check.

Why doing this pays off

You avoid fraud or buying a land that isn’t legally yours.

You prevent future disputes about boundaries, ownership or usage.

You ensure your investment is safe and legal, which helps if you want loans or resale later.

You build confidence — you know everything is clear, and that reduces stress.

FAQs

It’s fine to get a scan, but you still must go online or to the revenue office to verify the details yourself. A scan is only as good as what it shows.

Proceed only if you get evidence of the mutation/transfer and confirm it will be registered. Otherwise there is risk.

Not always. Small discrepancies may be rounding errors, but major ones require clarification — boundaries may not match.

Final word

Buying property is a big step. Even if the vendor seems trustworthy, you should treat verifying Patta/Chitta not as a hassle, but as your protection. The extra time and effort you spend now could save you from major trouble later. Think of it like checking a car’s service history before buying — you wouldn’t skip that, so don’t skip verifying your land papers.
If you follow the steps and tips above, you’ll be much more secure in your purchase.