Buying a house or land in Kerala
കേരളത്തിൽ വീടോ സ്ഥലമോ വാങ്ങുന്നതിന് മുമ്പ്
The checks below help you avoid common problems when buying a house, plot or land in Kerala. This is general information, not legal advice — always have a local lawyer check the documents before you pay.
1. Check the title deed (Aadharam) · ആധാരം
Ask for the current sale deed and earlier deeds (prior title documents) so you can trace who owned the property. The seller's name should match their ID. If the owner has died, check that all legal heirs agree to the sale.
2. Get an encumbrance certificate · ബാധ്യതാ സർട്ടിഫിക്കറ്റ്
An encumbrance certificate from the Sub-Registrar office shows registered loans, mortgages or other sales on the property. Ask for one covering many years, not only the last one.
3. Check land tax and building tax receipts · കരം അടച്ച രസീത്
Recent land tax receipts from the village office and building tax receipts from the panchayat or municipality show the property is held in the seller's name and tax is paid.
4. Confirm the land type · ഭൂമിയുടെ തരം
In Kerala, land recorded as paddy land or wetland has strict limits on building. Check the record at the village office (and the possession certificate and location sketch) before buying land to build on.
5. For new flats and villas, check K-RERA · കെ-റെറ
Larger new projects must be registered with the Kerala Real Estate Regulatory Authority. Look the project up on the K-RERA website and compare the details with the builder's brochure.
6. Visit, measure and talk to neighbours · സ്ഥലം നേരിട്ട് കാണുക
Walk the boundaries, check road access, water and flooding history, and ask neighbours about any disputes. Use a licensed surveyor if boundaries are unclear.
7. Register the sale properly · രജിസ്ട്രേഷൻ
The sale is registered at the Sub-Registrar office after stamp duty and registration fees are paid. Have a local lawyer check the documents and draft deed before you pay the full amount.