The Legal Guide: 5 Legal Documents You Must Check Before Buying Farmland in Tamil Nadu (2025)

Understanding the necessary paperwork is a vital step when

buying a farmhouse in Coimbatore. Use this checklist to ensure your agricultural land
deal is 100% legally secure and free from encumbrances.

Buying Farmland in Tamil Nadu and securing a slice of heaven in the lush landscapes—whether in the serene foothills of Coimbatore, the green belts of Thondamuthur, or the quiet villages of Anaikatti—is a dream for many. A farmhouse isn’t just an asset; it’s a retreat from the chaos of city life. It is where you plan to spend your weekends, grow your own food, and perhaps retire in peace.

Navigating the legal documents for buying farmland in Tamil Nadu can be overwhelming. At Life In Home, our farmhouse sourcing service includes a 100% legal audit of the Patta, Chitta, and EC history so you can build with total peace of mind.

However, the process of buying farmland in Tamil Nadu is often paved with complex paperwork and legal pitfalls that differ significantly from buying a city apartment. Unlike residential plots, farmland in Tamil Nadu comes with its own set of rules, governed by revenue departments rather than just town planning authorities.

A single missing document can turn your dream investment into a legal nightmare involving boundary disputes, government acquisition, or useless titles.

In this comprehensive 2025 guide, Life in Home breaks down the 5 absolute must-check legal documents before you sign any agreement. Whether you are a first-time buyer or a seasoned investor, this checklist is your shield against fraud.

1. Patta (The Ultimate Proof of Ownership)

If there is one document you cannot skip, it is the Patta. In Tamil Nadu, the Patta is the “Gold Standard” of land ownership for agricultural property.

What is a Patta?

A Patta is a revenue record issued by the Tamil Nadu government. It proves that the person selling you the land is the legal owner in the eyes of the government and is liable to pay property tax for it. It is not just a receipt; it is the final word on ownership.

A valid Patta contains:

• District, Taluk, and Village name.
• Patta Number(Unique ID).
• Name of the Owner (Ensure it matches the seller’s Aadhar/ID exactly).
• Survey Number and Sub-division (e.g., 123/2A).
• Wet/Dry Land Classification (Nanjai/Punjai).
• Area of the Land (usually in Hectares/Ares).

How to Verify It Online (Step-by-Step)

Never accept a photocopy of an old Patta. Ownership changes happen, and the seller might have sold the land to someone else last week!

1. Go to the [Tamil Nadu E-Services Portal].
2. Select “View Patta/Chitta.”
3. Enter the District, Taluk, and Village.
4. Enter the Survey Number.
5. Check if the name displayed online matches the seller’s name exactly.

The “Joint Patta” Trap (Critical Warning)

This is the most common issue in family-owned farmlands. Often, a seller will show you a Patta that includes their name along with four other names (siblings, cousins, or parents). This is called a Joint Patta.

The Risk: If the Patta says “Ramu and 4 others,” Ramu cannot sell you a specific 1-acre corner of that land. He only owns an “undivided share.”

The Solution: You must insist on a Sub-Division. Before buying, ask the seller to apply for a sub-division so that a separate Patta is issued specifically for the portion you are buying. If they refuse, do not proceed without a registered consent deed from all other owners.

2. Chitta and Adangal (The Land’s Resume)

While the Patta tells you who owns the land, the Chitta and Adangal tell you what the land is. These documents are vital for knowing if you can actually build a farmhouse on the property.

What is Chitta?

The Chitta is an extract from the revenue records that classifies the land into two main categories:

1. Nanjai (Wet Land): Land with plenty of water sources (river/canal), usually reserved for paddy or sugarcane.

2. Punjai (Dry Land): Land that relies on rain or borewells, suitable for coconuts, vegetables, and orchards.

Buying farmland in Tamil Nadu requires careful attention to this classification. You generally cannot build a farmhouse or permanent concrete structures easily on Nanjai (Wet) land. The government protects wet land for food security. For a farmhouse, Punjai (Dry) land is always the safer, hassle-free option.

What is Adangal?

The Adangal serves as a comprehensive “A-Register” extract, meticulously detailing the property’s history, current usage, and cultivation details. It is maintained by the Village Administrative Officer (VAO).

What the Adangal reveals:

Crop History:

It confirms what crops have been grown there recently.

Encroachment Check:

It can reveal if there are any “hidden” encroachments or if the land is actually “Poramboke” (Government Land) that was illegally occupied by the seller.

Pro Verification Tip:

Request a copy of the latest Adangal from the local VAO office. If the Adangal lists the land as “Government Poramboke,” “Oorani” (Pond), or “Vandi Padhai” (Cart Track), walk away immediately. No matter what the seller promises, you cannot legally own or block these lands.

3. FMB Sketch (Field Measurement Book)

Have you ever heard of a buyer purchasing 3 acres of land, only to find out later that 50 cents of it was actually inside the neighbor’s fence? This happens more often than you think in rural areas where fences are just “understood” rather than measured.

What is FMB?

The Field Measurement Book (FMB) sketch is an official map maintained by the Survey Department. It shows the specific dimensions, shape, and boundaries of the survey number you are buying.

Why You Need It

A sale deed might say “3 acres,” but the actual ground reality might be different. The FMB sketch helps you verify:

• Shape: Does the shape of the land on the ground match the official government map?
• Dimensions: Are the measurements of all four sides (North, South, East, West) accurate?
• Stone Marking: It shows where the government survey stones are supposed to be.

The “Must-Do” Action

Don’t just look at the paper.

Before you pay the advance token amount, hire a private surveyor to visit the land physically. They will use the government FMB sketch to verify if the boundary stones on the ground are accurate.

Common Issue: If the neighbor has moved their fence by 10 feet over the last 20 years, only a physical FMB check will reveal it. Fixing this after you buy is expensive and stressful.

4. Encumbrance Certificate (EC)

The Encumbrance Certificate (EC) is the history book of the property. It proves that the land is free from legal dues, mortgages, and monetary liabilities.

What to Check in the EC?

You must pull an EC for at least the last 30 years (preferably 40+ years). In Tamil Nadu, you can view this online at the TNREGINET portal.

The EC lists every registered transaction that happened on that survey number:

• Sale Deeds: Who sold to whom and when.
• Mortgages: If the owner pledged the land for a bank loan.
• Court Attachments: If a court has ordered a “stay” on selling the land.
• Partition Deeds: How the land was divided among family members.

The “Link Document” Strategy

When you look at the EC, you will see a chain of transactions. For example:

2015: Ramu sold to Somu. 2005: Krishna sold to Ramu. 1995: Krishna inherited from his father.

You must ask the seller for the original documents (Parent Deeds) for every single link in this chain.

• Red Flag: If a link is missing—for example, if Ramu sold to Somu, but there is no record of how Ramu got the land—it is a major danger sign. The title is not clear.

Pro Tip: Look for a “Nil Encumbrance” certificate for the recent period, which generally means no recent transactions or mortgages are pending. However, be careful—an EC only reflects registered transactions. It won’t show unregistered hand loans.

5. DTCP vs. Panchayat Approval (The Farmhouse Myth)

This is the most confusing part for anyone buying farmland in Tamil Nadu in 2025, and where most misinformation spreads.

The “Panchayat Approval” Trap

Many sellers in rural Coimbatore or Tamil Nadu will tell you:

“Sir, this is Panchayat approved land, you can build a house immediately.”

Be careful.

A local Panchayat President often does not have the legal authority to approve a new residential layout on agricultural land. Since 2016, Tamil Nadu rules have become stricter. Panchayat presidents can mostly only approve building plans for existing Natham land (traditional village housing sites).

If you buy a “Panchayat Approved” plot in the middle of a farmland layout:

• Loan Rejection: Banks will likely reject your home loan application.
• Power Issues: Government officials could refuse to give permanent electricity connections.
• Future Risk: The approval might be declared invalid by the DTCP later.

The Safe Route: DTCP Approval

For any layout that is converted from agricultural to residential use (plots), DTCP (Directorate of Town and Country Planning) approval is mandatory.

Scenario A (Buying Large Farmland): If you are buying a large piece of farmland (e.g., 50 cents or 1 acre) to do farming and build a small farmhouse (less than ~2,500 sq. ft) for personal use, you typically do not need a DTCP layout approval. You are buying “Agricultural Land” and can get building permission for a farmhouse.

Scenario B (Buying a Small Plot): If you are buying a small plot (e.g., 5 cents or 10 cents) inside a gated community, ensure the layout is DTCP approved. Without it, your investment is risky.

Bonus: The “Prohibited Land” Check

Before you close the deal, check if the land falls under any “Prohibited” categories. These lands cannot be sold, and buying them is 100% illegal.

1. Panchami Land

What is it? Land assigned to Scheduled Caste (SC) / Scheduled Tribe (ST) communities during the British era.

The Rule: It cannot be sold to non-Dalits. Even if it was sold 30 years ago to a non-Dalit, the government has the right to retrieve it today without paying you any compensation.

How to Check: Check the “A-Register” or Adangal from the year 1900-1930 (or oldest available). If the original condition mentions “Depressed Class Land,” it is Panchami land.

2. Water Body (Oorani / Kuttai)

Even if a lake or pond is dry today and looks like flat land, you cannot build on it. The Supreme Court is very strict about protecting water bodies.

How to Check: Look at the FMB sketch and Adangal. If it is marked as “Kuttai,” “Oorani,” or “Eri,” do not buy it.