All about land survey number

[ecis2016.org] We examine what land survey numbers are and how it helps buyers and investors to steer clear of future disputes and land-related frauds

Land purchases are always in vogue, because of the immense possibilities that this mode of investment offers to the investor. As there is no depreciation involved, land values are known to only move upwards, in most cases. This is evident from recent events – the Coronavirus pandemic and the economic mayhem it has caused, have had dire consequences on residential real estate in India.

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In terms of average values of prime property, prices in New Delhi have largely remained unchanged, with the average price standing at Rs 33,572 per sq ft in January-March 2021, after an annual decline of 0.2%, shows Knight Frank’s Prime Global Cities Index Q1 2021. Mumbai also saw values of prime residential properties declining by 1.5% annually, with average prices standing at Rs 63,758 per sq ft. Bangalore recorded a -2.7% annual price change for Q1 2020 to Q1 2021. This are just a few examples of how the pandemic has triggered a wave of depreciation of values for flats and apartments in big cities.

However, the same is not true of land values, which continue to see appreciation amid a spike in demand for large spaces.

As is true of all instruments of investment that provide good returns, land investments are also fraught with a lot of risks. Land-related frauds are quite common in India and buyers have to be aware of the process to be followed, while investing in plots and land parcels. It is in this context that we examine the merits of land survey numbers.

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What is a land survey number?

As part of record keeping for revenue purposes, local authorities in cities map every inch of land available to them and assign unique numbers to the land. This number, which acts as the identity of a particular land parcel, is more commonly known as land survey number. An identity number is assigned to a land parcel, only after officials make a physical visit to the site and give it a thorough examination, to determine its actual shape, size, type, boundaries, etc. Users can also view the exact location of the land parcel through maps, using the land survey number. The responsibility to carry out this task is on the revenue officials in each state.

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How land survey numbers help buyers?

The land survey number is among the many details that you would need to provide in the form, while registering a property. However, this is just one simple usage of this number.

More importantly, the land survey number helps a prospective buyer to examine and understand details about the land the he intends to buy. The buyer can use this number to find out details, such as:

• What type of land is it?
• Where is it located?
• How many people own it?
• Is it an agricultural land?
• What are its boundaries?
• What are the other plots around this one and who owns them?

By getting answers to these questions, the buyer may be able to steer clear of any future hurdles with regard to the purchase.

This could be understood better through an example. Suppose you meet a seller, who owns a land parcel along the city’s outskirts that happens to be agricultural land. Since non-farmers cannot buy agricultural land in India, it becomes pertinent that the land use is changed, for a non-farmer to purchase this land. In case the seller has withheld that crucial information from you, it could land you in a great deal of trouble later. If you check the land survey number online, you would know what type of land it is and act accordingly.

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The same is true of land ownership. In land that is passed on from one generation to another, various people co-own the property and the consent of each one of them is needed, for the transaction to be legally binding. If you have gathered the information about all the co-owners, by way of checking the land records, an individual seller will have no scope to dupe you.

How can I get my land survey number?

You would find the number mentioned on your sale deed. In case of any confusion, you can also check the official portal of the state concerned, to find your land survey number. You could also physically visit the land revenue office or the municipal authority, to find out your land survey number. 

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How can I verify the land survey number?

The simplest way to verify the land survey number is to match the number on the sale deed with the one mentioned on the property tax bill. In case of any discrepancy, contact your local municipal or revenue authority to get the error corrected.

How to check land survey number online in India?

With large-scale technological advancement, almost all states in India provide information related to land, including its survey number, online. These websites are maintained by the states’ revenue departments. By following a simple process, one can easily get information about the land survey number on these websites.

To further ease the process for users, several states have also launched mobile apps, through which one can access land-related information on smartphones. In Karnataka, for example, users can download the Dishaank app, to get all land-related information.

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Word of caution for buyers

The responsibility to ensure that the land parcel you are buying has the right survey number, lies on you. For this, verify the land survey number and if need be, visit the municipal office or the land revenue department office. Make sure that the numbers mentioned on the sale deed match up with the one mentioned in the assessment order passed by the municipal body, tax receipts, etc.

In case there is any mismatch between the number that the seller had provided you and the actual land survey found on the state website, the owner will have to get the corrections done though a rectification deed.

Another important thing to remember about plot purchases, is the fact that such transactions do not fall under the purview of the real estate law, unless you are buying a plot in a developer’s plot-based project. This makes it extremely important to be careful and extract all the information about the land parcel, with the help of the land survey number.

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