Complete Land Buying Checklist for Telangana (2026)
Last Updated: February 2026 | Editorial Policy
Buying land is one of the biggest financial decisions of your life. In Telangana, where land disputes are common, skipping even one verification step can cost you lakhs of rupees and years of legal trouble.
This 12-step checklist protects you from fraud and guides you through verification to final registration.
Phase 1: Pre-Purchase Verification (Before Paying Any Money)
Step 1: Verify Ownership — Check ROR 1B
Go to Dharani Portal → "Land Details Search". Enter District, Mandal, Village, and Survey Number. The Pattadar Name shown MUST match the seller. Check the Extent matches. Verify Nature of Land says "Patta" (Private), NOT "Govt" or "Assigned".
🔗 Full Guide: How to Check ROR 1B Online
Step 2: Check Title Flow — Download EC (30 Years)
Download the EC for at least 30 years. Agricultural Land: use Dharani. Non-Agricultural: use IGRS. Verify the chain of title. Look for Mortgages and Court Orders.
🔗 EC Download Guide (Agri) | IGRS EC Search (Non-Agri)
Step 3: Check Prohibited List — Section 22A
Go to Dharani → "Prohibited Lands". Enter Survey Number. If listed as Government, Wakf, Endowment, or Assigned — walk away immediately.
🔗 Prohibited Property Check Guide
Step 4: Verify Survey Number & Physical Boundaries
Visit the land physically. Check Cadastral Map on Dharani. Ask neighbors to confirm boundaries. Apply for F-Line Survey if there is doubt about boundaries or extent.
Step 5: Check Market Value & Estimate Costs
Check Market Value on Dharani (Agri) or IGRS (Non-Agri). Calculate Stamp Duty + Registration Fee + Transfer Duty. Budget additional ₹10,000–₹25,000 for lawyer and survey fees.
Phase 2: Legal & Document Verification
Step 6: Get a Legal Opinion from a Lawyer
Hire a qualified Property Lawyer. Provide EC (30 years), all Link Documents, ROR 1B printout, and Passbook copies. The lawyer should issue a "Title Clear" letter.
Step 7: Collect All Link Documents
Get certified copies of all previous sale deeds from the seller or IGRS Document Search. Verify the chain has no gaps.
Step 8: Verify Seller's Identity
Match seller's Aadhar name with ROR Pattadar name. Spelling differences must be corrected via Dharani "Data Correction" before registration. Be extra cautious with Power of Attorney (POA) sales.
Phase 3: Registration Process
Step 9: Draft the Sale Deed
Get the Sale Deed drafted by a qualified Document Writer or lawyer. Ensure it includes full property description with Survey No, Extent, Boundaries, Market Value, and Schedule.
Step 10: Book a Slot & Pay Charges
Agri: Dharani Portal. Non-Agri: IGRS Portal. Pay all charges online during slot booking. Upload required documents.
Step 11: Registration Day
Both Buyer and Seller must be present with two witnesses (Aadhar required). Biometric verification (Thumb + Iris) is mandatory. Upon success, you receive a Document Number immediately.
Phase 4: Post-Purchase Steps
Step 12: Verify Mutation & Get New Passbook
For Dharani agricultural land, mutation is instant. Verify ROR 1B shows your name within 7-15 days. Download a fresh EC to confirm your sale deed appears. Keep originals in a bank locker.
భూమి కొనే ముందు చెక్లిస్ట్ (తెలుగు సారాంశం)
| స్టెప్ | ఏమి చెక్ చేయాలి? | ఎక్కడ? |
|---|---|---|
| 1 | యజమాని పేరు (ROR 1B) | ధరణి పోర్టల్ |
| 2 | లావాదేవీల చరిత్ర (EC 30 ఏళ్లు) | ధరణి / IGRS |
| 3 | నిషేధిత జాబితా (22A) | ధరణి పోర్టల్ |
| 4 | భూమి హద్దులు | క్షేత్ర స్థాయి |
| 5 | మార్కెట్ విలువ & ఖర్చులు | IGRS / ధరణి |
| 6-8 | లాయర్ ఒపీనియన్, లింక్ డాక్స్, ID చెక్ | లాయర్ / IGRS |
| 9-11 | సేల్ డీడ్, స్లాట్, రిజిస్ట్రేషన్ | ధరణి / SRO |
| 12 | మ్యూటేషన్ & పాస్బుక్ | ధరణి |
Frequently Asked Questions
The actual registration takes 2-3 hours. The entire process from verification to registration takes 2-4 weeks.
Yes. Telangana has no restriction on non-agriculturists buying agricultural land.
You can use a broker, but always do your own verification (Steps 1-5). Never rely solely on broker assurances.
If you have a registered Sale Agreement, legal heirs can execute the deed with a Legal Heir Certificate. Consult a lawyer immediately.
At minimum: (1) ROR 1B — seller's name and extent, (2) EC 30 years, (3) Prohibited (22A) check, (4) Physical visit and boundary check, (5) Lawyer's opinion. అడ్వాన్స్ ముందు కనీసం: ROR 1B, EC 30 సంవత్సరాలు, 22A చెక్, భౌతిక సందర్శన, లాయర్ ఒపీనియన్.
Indian citizens who are NRIs can buy agricultural land. Foreign nationals (non-Indian citizens) cannot buy agricultural land. NRI (భారత పౌరులు) వ్యవసాయ భూమి కొనవచ్చు; విదేశీయులు కొనలేరు.
Buying Section 22A prohibited land (Government, Wakf, Assigned). Such registration is void and you lose your money. Always check the prohibited list before advance. సెక్షన్ 22A నిషేధిత భూమి కొనడం అతిపెద్ద ప్రమాదం; అడ్వాన్స్ ముందు జాబితా చెక్ చేయండి.
Yes. A lawyer verifies link documents, EC, and title and gives a legal opinion. Cost is typically ₹10,000–₹25,000 but can save lakhs in fraud or defect cases. లాయర్ ఒపీనియన్ సిఫార్సు చేయబడుతుంది; ఫ్రాడ్/దోషాల నుండి రక్షణ.
Pattadar Passbook, ROR 1B copy, EC, link documents (previous sale deeds), identity proof, and 22A clearance if applicable. అమ్మేవారు పాస్ బుక్, ROR 1B, EC, లింక్ డాక్యుమెంట్లు, ID ప్రూఫ్ అందించాలి.
Use Dharani Cadastral Map, compare with neighbors' survey numbers, and if in doubt apply for F-Line (survey) so the surveyor marks boundaries on ground. ధరణి కడాస్ట్రల్ మ్యాప్, పక్కవారి సర్వే నంబర్లు; సందేహం ఉంటే F-Line అప్లై చేయండి.
Troubleshooting (పరిష్కారాలు)
English: If ROR shows a different name, do not pay — mutation may be pending or the seller may not be the owner. If EC shows a mortgage, get a release deed before paying full amount. If the land is in the prohibited list, walk away. For boundary disputes, get F-Line survey before registration. Always keep copies of all documents you verify. తెలుగు: ROR లో వేరే పేరు ఉంటే అడ్వాన్స్ ఇవ్వవద్దు; EC లో తనఖా ఉంటే రిలీజ్ డీడ్ తీసుకోండి; నిషేధిత జాబితాలో ఉంటే వదిలేయండి.