Key Things to Check Before Buying Plots in Kosi Kalan & Kotwan

Investing in land is a significant decision, and when you're considering plots in Kosi Kalan or exploring kosi kalan plots in the Kotwan area, conducting thorough due diligence is absolutely crucial. These areas, strategically located in the Mathura district with excellent connectivity, offer exciting prospects, but like any real estate purchase, careful verification is key to safeguarding your investment.

Before you finalize the purchase of your plots in Kotwan or any other part of Kosi Kalan, make sure you go through this essential checklist. Skipping these steps could lead to legal hassles, financial loss, or future complications.

1. Verify the Seller's Title and Ownership History (Title Deed)

This is the most fundamental step. You must ensure that the person or entity selling you the plot is the rightful owner and has the legal right to sell the property.

• What to Check: Ask for the original Title Deed (also known as the Sale Deed) and trace the ownership history (the chain of transactions) of the plot.

• Why it Matters: A clear and unbroken chain of title proves the seller's legitimate ownership and ensures that you will receive clear ownership upon purchase. Any disputes or ambiguities in the history could pose risks.

• How to Verify: Get the documents examined by a property lawyer specializing in the Mathura district. You can also verify records at the local Sub-Registrar's office.

2. Examine the Land Records (Khatauni & Mutation/Dakhil Kharij)

Beyond the title deed, government land records are vital.

• What to Check: Obtain the latest Khatauni document (record of landholding) and verify that the seller's name is correctly entered in the official revenue records. Also, check the Mutation (Dakhil Kharij) records to see how the ownership was transferred to the current seller.

• Why it Matters: These documents are the official government record of who holds rights to the land. They confirm that the seller has possession rights recorded with the authorities.

• How to Verify: These records are maintained by the local Revenue Department or Tehsildar office in Kosi Kalan.

3. Crucial Check: Government Approvals & Layout Sanction (MVDA/UPAVP)

This is particularly important when buying kosi kalan plots, especially if they are part of a larger layout or township.

• What to Check: Verify if the layout or project in which your plots in Kosi Kalan are located has been duly approved by the relevant development authority, such as the Mathura Vrindavan Development Authority (MVDA) or Uttar Pradesh Awas Vikas Parishad (UPAVP). Look for the official approval letter and sanctioned layout plan.

• Why it Matters: Buying a plot in an unapproved layout carries significant risks. You might face difficulties in getting building plan approvals later, lack of basic infrastructure (roads, sewage, water, electricity) promised by developers, and potential legal action from authorities. Approved layouts comply with urban planning norms and ensure planned development.

• How to Verify: Request copies of the approvals from the seller or developer. Cross-verify these directly with the MVDA office or UPAVP, as applicable. Check their official websites if they have lists of approved projects (The MVDA website, mvdamathura.com, often lists approved colonies).

4. Understand the Land Use and Zoning

Every piece of land is designated for a specific use by the local planning authority.

• What to Check: Confirm the official land use of the plots in Kotwan or Kosi Kalan you are interested in – is it residential, commercial, agricultural, or other?

• Why it Matters: You can only legally build or use the plot for its designated purpose. Buying a plot zoned agricultural if you intend to build a house requires conversion (NA - Non-Agricultural) first, which involves its own process and costs. Building a commercial property on a residential plot is illegal.

• How to Verify: Check the sanctioned layout plan (if part of one) or inquire with the MVDA/local planning authority.

5. Conduct a Physical Site Visit

Documents tell you a lot, but seeing the plot yourself is indispensable.

• What to Check: Visit the specific plot. Verify its exact boundaries as per the documents. Check the access roads – are they developed? What is the topography (is it level or sloped)? Assess the soil condition. Look at the surrounding neighborhood – is it developed, what are the nearby properties, are there any potential nuisances (e.g., noise, pollution sources)? Check availability of utilities like electricity lines and water sources nearby.

• Why it Matters: A site visit confirms the ground reality matches the paperwork and helps you assess the suitability of the location for your specific needs (living, business, etc.).

  
  

6. Investigate Any Encumbrances

Ensure the plot is free from any legal or financial liabilities.

• What to Check: Obtain an Encumbrance Certificate from the Sub-Registrar's office for the period of ownership history you are tracing. This document lists any registered transactions or claims on the property (like mortgages or legal disputes).

• Why it Matters: An encumbered property comes with pre-existing liabilities that could affect your ownership rights.

• How to Verify: Apply for the Encumbrance Certificate at the Sub-Registrar's office.

  
  

7. Check for Outstanding Dues

Ensure all past financial obligations related to the plot are cleared.

• What to Check: Ask for copies of past property tax receipts and utility bills (electricity, water, if connections exist).

• Why it Matters: Any outstanding dues might become your responsibility after the purchase.

• How to Verify: Review the receipts and, if necessary, check with the respective local authorities (Nagar Palika/Gram Panchayat, electricity board).

  
  

8. Research Future Development Plans

Understand how the area around your potential kosi kalan plots might change.

• What to Check: Look into any announced government plans for infrastructure development (new roads, utilities, public facilities) or large projects in or near Kosi Kalan and Kotwan.

• Why it Matters: Future development can significantly impact property values (both positively and negatively) and the living or business environment.

• How to Verify: Check local news, the MVDA website, and potentially consult with local experts familiar with regional planning.

  
  

Seek Professional Guidance

Navigating property checks can be complex. It is highly recommended to engage a reputable local property lawyer who is familiar with land laws and practices in the Mathura district. They can review all documents and provide expert advice specific to plots in Kotwan or Kosi Kalan. Similarly, a trusted local real estate agent can help you identify suitable kosi kalan plots and guide you through some of the initial checks.

By diligently performing these key checks, you can approach your purchase of plots in Kosi Kalan or Kotwan with confidence, securing a valuable asset in this developing region of Mathura.