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Questions to Ask a Developer Before Buying a Plot
The conversation before you buy is where a good plot reveals itself and a bad one starts to wriggle. The questions below aren't about catching anyone out — they're about getting documented answers to the things that actually decide whether a plot is safe and worth the price. A reputable developer welcomes them and answers with paperwork. An evasive one tells you everything you need to know by how they dodge. Here are the questions I'd ask, in order, and what a good answer looks like.
Legal & title questions
Start here, because nothing else matters if the title is weak. Ask: What is the RERA registration number? (then verify it on the state portal before paying any advance), Can I see the title deed and the chain of prior deeds?, Is there any pending litigation or claim on this land?, and Can I see a current Encumbrance Certificate? A good developer hands over documents; a weak one offers assurances. Cross-reference everything against my document verification guide.
Approval & conversion
Ask: Is the land NA (non-agricultural) / DC-converted?, Which authority approved the layout, and can I see the sanction and release certificate?, and What is the Khata status — A-Khata or e-Khata? Non-agricultural status and the correct authority's layout approval are essential to avoid usage and ownership complications. If the land is agricultural with no conversion order, that's not a detail to gloss over — it's a reason to stop. See DTCP approved plots meaning and plot approvals explained.
Construction & zoning
Even if you won't build immediately, the build rules affect value and resale. Ask: What is the permitted FSI and what does local zoning allow?, Are there access rights and a clear approach road?, and Is the plot level, or will it need expensive land-levelling? Knowing the maximum allowable construction and any zoning restriction tells you what the plot can actually become, and a plot on awkward or low-lying land can carry hidden development costs.
Amenities & infrastructure timeline
Infrastructure timing is where promises and reality often diverge. Ask: When will roads, water and electricity actually be ready?, Is the development phased, and which phase is this plot in?, and What confirmed infrastructure — highways, metro, IT parks, schools, hospitals — is planned nearby? A plot near a genuinely developing hub appreciates faster than an isolated one, but only count infrastructure that's confirmed and underway, not aspirational. The corridor logic is in Bangalore growth corridors.
Costs & the sale agreement
The base price is rarely the full price. Insist on a written breakdown and read the contract:
- Full cost disclosure — registration charges, stamp duty, GST on development, infrastructure/development charges, legal fees and maintenance charges.
- Possession date — clearly stated, with what "possession" includes.
- Delay penalties — what compensation applies if the developer is late.
- Refund policy — the terms and timeline for any refund.
- Amenity commitments — what's promised, by when, and the maintenance obligation.
Always: read the sale agreement in full and have a property lawyer review it before signing. The clauses on possession, penalties and refunds are where your protection lives.
Reading the answers
How a developer answers is as informative as what they say. Confident, document-backed answers — handing you the RERA certificate, the approved plan, the EC — signal a clean project. Vagueness, pressure to pay a "blocking" advance before you've verified, reluctance to put numbers in writing, or steering you toward a GPA instead of clean title are all reasons to slow down. You're not being difficult by asking; you're doing the job the price tag demands.
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What questions should I ask before buying a plot?
The RERA number (and verify it), the title and ownership chain, NA/DC conversion status, layout approval and authority, Khata type, FSI and zoning, the infrastructure timeline, the full cost breakdown, and the sale-agreement clauses on possession, delay penalties and refunds. Expect documented answers, not reassurances.
What's the single most important question?
Ask for the RERA registration number and approved layout plan, then verify them on the state portal before paying any advance. Evasiveness here is reason to stop.
What hidden costs should I ask about?
Registration, stamp duty, GST on development, development/infrastructure charges, legal fees and ongoing maintenance. Get a written breakdown upfront — these can add materially to the headline price.