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Fix the driver behind crashes, sound loss and screen glitchesFind Drivers →Clear out junk files and repair common Windows errorsFree Scan →Verify two separate things before paying a substantial, non-refundable amount: the township or phase must appear correctly in the relevant state RERA records, and the competent planning authority must have approved the land use and the current plotted layout. Then reconcile the exact plot number, survey or khasra identifiers, area and phase across those records, revenue documents and the proposed sale agreement. RERA registration is regulatory disclosure and oversight; it is not, by itself, proof that a particular plot has clear title, valid demarcation or approval for your intended use.
Because land and colonisation are state subjects, the approving authority, document names, portal fields, conversion rules and exemptions vary by state and locality. Use the process below as a framework, then have an independent local property lawyer examine the title and approvals before you commit.
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What you are actually verifying
A plotted township involves several legal questions that are often compressed into one sales claim. Keep them separate:
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- Regulatory registration: Is the correct project and phase registered with the state Real Estate Regulatory Authority (RERA), and are the promoter and disclosures consistent with the offer?
- Land use: Has the authority with jurisdiction over the site permitted the land to be developed and used for the proposed plotted project?
- Layout approval: Is the latest sanctioned layout, demarcation or zoning plan approved for the same phase and parcel being sold?
- Parcel identity: Does the offered plot sit inside the approved boundary, with matching plot, survey/khasra (or equivalent), area and phase details?
- Title and encumbrances: Can the promoter convey marketable rights, and are there mortgages, claims, acquisition notices, revenue issues or other restrictions?
These checks answer different questions. A RERA record can show that a promoter has registered a project and disclosed documents. It does not replace an authority verification of land-use permission or a buyer-specific title opinion.
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Prepare the exact identity of the offer
Before searching any portal, record the legal facts behind the advertisement. Marketing names are often shortened, reused across phases or different from the promoter’s registered name.
- Full legal project or township name and the advertised phase or sector.
- Promoter’s legal entity name, including the company, partnership or individual shown in the offer.
- State, district, village, locality and the relevant planning area.
- Plot number, dimensions and stated area.
- Survey number, khasra number or the local equivalent parcel identifiers.
- Any licence, land-use permission, development-permit or layout-approval number shown in the documents.
- Date of the quotation, brochure version and proposed agreement.
Ask the sales office to put these identifiers in writing. If it will provide only a brand name or a site pin, you do not yet have enough information to perform a reliable match.
Step 1: Find and read the correct state RERA record
Search by more than the township name
Open the RERA portal for the state in which the land lies. Search using the legal promoter name, project name and registration number where available. Confirm that the result identifies the same district, village or locality, phase and land area. A similar name is not a match.
RERA authorities publish project information in different formats. Goa RERA describes online public project disclosures, including sanctioned plans and proposed plans, on its Functions and Services page. Download the registration certificate and every relevant disclosure that the portal makes available rather than relying on a screen summary.
Check the project and phase status
Read the record for its current status, registration number, promoter, declared completion or validity details, land area and project location. Treat a township’s phases as separate verification subjects. A registration for Phase 1 does not establish that an advertised Phase 3 plot is covered by the same approval or documents.
Match the disclosed land and plans
Compare the portal’s land description with the identifiers supplied for your plot. Download sanctioned layout plans, site maps, land-use permissions, title material and amendments where disclosed. Haryana RERA rules enumerate project disclosures such as the title deed, an advocate’s land-title search report, licence or land-use permission, sanctioned layout and site maps identifying revenue estates and survey or khasra parcels; the rules are available at Haryana RERA’s rules page.
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Record the date on which you downloaded each file. Portals can be updated, and a later amendment may supersede a plan shown in an older brochure.
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Repair common Windows errors and clear accumulated junk for a smoother, more stable PC - no reinstall needed.Free scan · no reinstallStep 2: Verify land-use permission with the issuing authority
Identify the competent authority
The issuer may be a development authority, town and country planning directorate, municipality, panchayat-level body or another state-designated agency. The correct body depends on the location and the state’s law; do not assume that a RERA office issued the land-use approval.
Request authenticated documents
Ask the promoter for the authenticated licence, land-use permission, development permit or conversion order that applies to the township and phase. The document should show:
- Issuing authority, reference number and issue date.
- Promoter or licence holder’s legal name.
- Permitted land use and any conditions.
- Survey, khasra, revenue-estate or equivalent parcel references.
- Approved area and boundaries.
- Phase or sector covered.
- Any expiry, renewal, amendment, cancellation or compliance condition.
Then contact the issuing authority through its published office or portal and ask it to confirm that the document is genuine, current, applicable to the stated phase and parcel, and not superseded. Keep the written response, acknowledgement or certified extract with your file. A promoter’s scan is evidence to check, not independent confirmation.
Step 3: Use the latest sanctioned layout, not the brochure map
Obtain the plan that controls the phase
Request the latest sanctioned layout and the approved demarcation or zoning plan for the phase. Haryana’s rules specifically call for a site map identifying revenue estates and survey or khasra parcels and for plotted-area disclosure by the approved demarcation or zoning plan. Goa RERA also describes disclosure of sanctioned layout plans.
Overlay the offered plot
Compare the plot being sold with the sanctioned plan, not merely with a coloured marketing map. Confirm all of the following:
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- The plot lies inside the approved project boundary.
- The plot number appears on the sanctioned plan or can be tied to it by an approved schedule.
- Dimensions and area match, allowing only a clearly documented measurement convention.
- Survey or khasra and other parcel identifiers match the authority and revenue records.
- The phase named in the plan is the phase named in the RERA record and agreement.
- Roads, parks, utility corridors, drainage, open spaces and common areas represented in the sales material also appear in the approved plan.
If a brochure shows a larger park, a different road alignment or amenities absent from the sanctioned drawing, ask for a formally approved revision. Do not treat a promised future modification as an existing approval.
Step 4: Reconcile every parcel identifier
Create a simple comparison sheet before signing. The same plot should be traceable through the RERA file, planning approval, revenue records and contract.
| Record | Identity to compare | What a mismatch means |
|---|---|---|
| State RERA registration | Project, phase, promoter, location, declared land area and disclosed plot schedule | The registration may cover a different phase, entity or parcel. |
| Land-use licence or permission | Issuer, permitted use, parcel references, area, conditions and amendments | The land may not have permission for the proposed plotted use or may be subject to conditions. |
| Sanctioned layout and demarcation plan | Plot number, dimensions, area, boundary, roads and common areas | The marketed plot may be outside the approved or currently sanctioned layout. |
| Revenue and title records | Survey/khasra or local equivalent, ownership chain, subdivision and encumbrances | The seller may not control the land described in the offer, or an interest may burden it. |
| Sale agreement and annexures | Exact plot, phase, area, identifiers, plan reference, consideration and obligations | You could sign for a different parcel or an undefined future allotment. |
Identifier systems differ by state. A survey number, khasra number, revenue estate, subdivision or local cadastral reference may all be relevant. Your lawyer should confirm how the local records connect them; never assume that a plot number alone identifies a legally transferable parcel.
Step 5: Have an independent title and encumbrance review
Use a property lawyer who regularly handles land in the project’s locality and who is independent of the promoter. Give the lawyer the complete RERA download, permissions, sanctioned plans, revenue extracts, title deeds, draft agreement and payment schedule.
Ask for a written scope
- Trace the chain of title and the promoter’s authority to sell or allot.
- Check registered mortgages, charges, liens, attachments, acquisition notices, leases and easements.
- Review revenue classification, mutation or subdivision entries and restrictions on transfer or use.
- Confirm that the licence or land-use permission corresponds to the title parcel and current phase.
- Check whether approvals have conditions that affect construction, access, utilities or transfer.
- Review the agreement for a precise plot schedule, approved-plan references, refund rights, delay terms and responsibility for infrastructure.
Haryana RERA rules list a title deed and an advocate’s land-title search report among registration disclosures, but a project-level disclosure is not a substitute for advice about your proposed purchase. Your lawyer should state what was searched, the search period and any unresolved qualification.
What RERA registration establishes—and what it does not
What it generally indicates
The real-estate law’s project definition includes development of land into plots for sale. Its general rule bars a promoter from advertising, marketing, booking or selling a covered project in a planning area without registration, subject to statutory exemptions. See the Act text published by Haryana RERA and the public-disclosure description from Goa RERA.
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A registration record gives buyers a regulatory reference, promoter disclosures and a way to check the declared project, phase, land and plans. It can also help identify whether the promoter has filed amendments or updates.
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- That the specific plot has a clean, transferable title.
- That every brochure promise is part of the sanctioned plan.
- That the current layout has not been amended or superseded.
- That the plot is correctly demarcated on the ground.
- That the land is approved for your intended building or use.
- That there are no mortgages, claims, revenue restrictions or access problems.
Kerala RERA’s Duties of Allottees guidance says an allottee is entitled to information on sanctioned plans. That information right should be used alongside direct planning-authority verification and a title review, not as a replacement for either.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.State variation, thresholds and claimed exemptions
The Ministry of Housing and Urban Affairs states that land and colonisation are state subjects in its 30 July 2026 implementation release: Press Information Bureau, “Implementation of RERA Act, 2016”. Consequently, land-use categories, conversion procedures, approving bodies, portal fields, document names and exemption rules vary by state and sometimes by locality.
Kerala example
A Kerala Local Self Government Department circular dated 16 March 2024 states that development of more than 500 square metres of land subdivided into plots for sale is a RERA real-estate project in the described case and refers to development-permit and layout-approval requirements under the state’s building rules. Read the circular at this official PDF. The 500-square-metre threshold is a Kerala-specific statement in that circular, not a universal all-India rule.
Goa example
Goa RERA lists exceptions including projects not exceeding 500 square metres or eight apartments, inclusive of phases, among other exceptions. Its list is state-specific and should not be applied to another state without checking the current law and facts.
How to handle an exemption claim
Ask the promoter to identify the exact statutory provision, state rule and factual basis for the exemption. Verify the claim with the state RERA authority or a local lawyer. A small-area or phase argument can fail if the law aggregates phases or if the project otherwise falls within a covered category.
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Documents to request before making a non-refundable payment
- RERA registration certificate and current portal printout for the exact project and phase.
- All disclosed sanctioned and revised plans, site maps and plot schedules.
- Authenticated land-use licence, development permit or conversion permission.
- Approved demarcation or zoning plan showing the plotted area.
- Title deeds, chain-of-title documents and the promoter’s authority to sell.
- Advocate title-search report and current revenue or encumbrance records.
- Authority-issued amendments, renewals, extensions, conditions and compliance documents.
- Draft agreement with a precise plot schedule and plan annexures.
- Written confirmation from the issuing authority when authenticity or currency is unclear.
Red flags and the correct response
“The township is RERA registered” but no phase or plot match
Pause. Ask for the registration number and compare the phase, land area and parcel identifiers. Do not rely on a brand-level result.
Only a brochure layout is available
Pause until the promoter provides the latest sanctioned layout and demarcation or zoning plan. If the plan is pending, the offered plot is not ready for a normal approval-based purchase decision.
Approval numbers cannot be verified
Contact the named authority directly and request a certified extract or written confirmation. Treat an unverified scan as unresolved.
Plot number matches, but survey or khasra details do not
Do not sign until the promoter explains the subdivision and your lawyer confirms the legal link in the revenue and title records.
Pressure to pay a booking amount immediately
Use a written due-diligence condition: payment is refundable if registration, land-use approval, layout, title or parcel identity cannot be independently verified. Have counsel review the wording before payment.
A practical go/no-go decision
- Go to document collection: You have the legal promoter, phase, plot and parcel identifiers in writing.
- Go to authority verification: The state RERA file and planning documents identify the same project, land and phase.
- Go to legal review: The issuing authority confirms the approvals, and the sanctioned layout places the exact plot inside the approved boundary.
- Proceed only after written clearance: Your independent lawyer finds no unacceptable title, encumbrance, access, use or agreement defect.
- Stop or renegotiate: Any material mismatch, missing approval, unverified amendment, unresolved exemption or refusal to provide records remains outstanding.
Keep dated copies of portal records, authority replies, maps, receipts, emails and the final agreement. If documents conflict, pause the transaction and obtain written clarification from both the issuing authority and your counsel. The safest purchase is not the one with the most attractive township map; it is the one in which the regulatory record, planning approval, title and physical plot all describe the same parcel.
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