Buying land in Guntur, one of Andhra Pradesh’s fast-growing districts, is a significant investment—whether it’s for building a home, setting up a business, or future resale. However, to avoid legal hassles and ensure a secure transaction, it’s important to have all the necessary documents in place before finalizing the deal.
In this article, we’ll walk you through the list of documents required to buy land in Guntur, along with tips to verify them and safeguard your investment.
✅ Why Documentation is Crucial in Land Transactions
Many property disputes in India arise from improper documentation. Before buying land, especially in semi-urban or rural areas like those around Guntur, it’s essential to verify:
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Ownership
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Legal status
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Land use permissions
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Encumbrances or disputes
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Compliance with registration rules
📝 List of Documents Required to Buy Land in Guntur
Below is a comprehensive checklist of the key documents you should verify and collect:
1. Sale Deed (Registered Title Deed)
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The most important document that legally transfers ownership from the seller to the buyer.
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Should be registered at the Sub-Registrar Office (SRO) in Guntur.
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Check if the seller’s name matches the name in the 1-B Record or EC.
Tip: Ask for the original document and a certified copy.
2. Encumbrance Certificate (EC)
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Shows the history of ownership and whether the land is free from legal or financial liabilities (like loans or mortgages).
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Obtain from the IGRS AP website or Sub-Registrar Office.
Required for: Loan processing, legal verification, and registration.
3. 1-B Record (Ownership Record)
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A government document that confirms who the landowner is.
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Available on the Meebhoomi Portal.
Note: The name on this document must match the seller’s ID.
4. Adangal (Land Usage Record)
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Contains details about the land’s classification (agricultural, residential, etc.), size, and survey number.
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Helps you verify the land is not government or forest land.
5. Patta Passbook / Pattadar Passbook
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Given to landowners by the Revenue Department.
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Indicates ownership and is a supplementary proof along with 1-B and Adangal.
6. Link Documents (Previous Sale Deeds)
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Shows how ownership passed from earlier owners to the current seller.
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Must be unbroken and traceable to the original allotment or ownership.
7. Survey Sketch / FMB (Field Measurement Book)
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Provides exact dimensions, location, and boundaries of the land.
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Useful for comparing with physical site and preventing encroachments.
8. Approved Layout Plan (for Plots in Layouts)
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Issued by the Municipal Corporation or Town Planning Department.
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Confirms that the layout is approved for construction and not part of any illegal plotting.
9. Tax Receipts (Property / Land Revenue Tax)
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Shows that the landowner has paid land revenue or municipal property tax up to date.
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Prevents future tax liabilities falling on the new buyer.
10. No Objection Certificate (NOC) – if applicable
Depending on the situation, these may be required:
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From legal heirs (for ancestral land)
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From bank (if loan cleared)
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From Urban Land Ceiling Authority (for large plots)
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From Gram Panchayat or Municipality (for construction purposes)
11. Identity Proofs of Seller and Buyer
For Registration:
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Aadhaar Card
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PAN Card
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Passport size photos
Important for: Legal registration and TDS deduction (if land value exceeds ₹50 lakh).
12. Agricultural Land Conversion Certificate (if applicable)
If the land was originally agricultural and you want to use it for residential or commercial purposes, you’ll need a land use conversion certificate from the revenue authorities.
📌 Additional Checks to Avoid Fraud
✔ Legal Verification
Hire a local property lawyer to review the documents, especially for ancestral or gifted land.
✔ Survey & Site Visit
Always do a physical inspection and compare it with the FMB sketch.
✔ Local Inquiry
Speak with neighbors or local panchayat to know about disputes, encroachments, or land grabbing history.
✔ Check Prohibited Lands List
Ensure the land is not in government acquisition, green zone, or assigned land which cannot be sold legally.
🏛️ Where to Get These Documents in Guntur?
| Document | Where to Get |
|---|---|
| EC, Sale Deed Copies | Sub-Registrar Office / IGRS AP website |
| 1-B, Adangal, FMB | Meebhoomi Portal or Village Revenue Officer |
| Conversion Certificate | MRO / Tahsildar Office |
| Layout Approval | Guntur Municipal Corporation / TUDA |
| Tax Receipts | Local Municipality or Panchayat Office |
🤝 After Purchase – Steps to Complete
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Register the Sale Deed at the Sub-Registrar Office.
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Pay Stamp Duty and Registration Charges (usually 6–7% in AP).
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Update 1-B and Adangal Records in your name (Mutation Process).
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Apply for a Patta Passbook.
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Start paying taxes in your name to local bodies.
📖 Conclusion
Buying land in Guntur can be a smart investment—but only if you do it right. Always ensure you collect and verify all the essential documents before signing the sale agreement. Use online portals like Meebhoomi and IGRS AP for transparency and rely on legal help when necessary.
A land deal backed with proper documentation not only protects your investment but also gives you peace of mind and future resale value.
Still have questions? Leave a comment or connect with a local lawyer before finalizing your deal.
Would you like a downloadable PDF checklist of these documents or a printable version of this guide?