Before you pay a single rupee towards a property in West Bengal, work through this checklist. It covers the most common ways buyers get into legal or financial trouble.
1. Title & ownership
- Confirm the seller’s name matches the current Khatian exactly.
- Trace the chain of ownership (previous sale deeds) for at least the last 12-13 years.
- Check for an Encumbrance Certificate to rule out existing loans/mortgages on the property.
- If the seller inherited the property, confirm legal heirship documents and, where relevant, a No Objection from co-heirs.
2. Land records
- Check both RS and LR Khatian/Dag numbers on Banglarbhumi — see our guide on Khatian & land records.
- Confirm the land classification (Bastu, Sali, Danga, etc.) matches your intended use — see our Land Classification Guide. Agricultural land needs conversion before you can legally build a home on it.
- Verify the property has already been mutated in the seller’s name — if not, ask why, and be cautious.
3. Approvals (for flats/new construction)
- Sanctioned building plan from the local Municipality/Panchayat/KMC.
- Completion certificate / occupancy certificate for ready properties.
- RERA registration number, for applicable projects (check on the WBHIRA portal).
- NOC from the relevant authority if the property is near a water body, protected area or under any special zoning.
4. Dues & taxes
- Latest property tax / land revenue (khajna) receipt — confirm no dues are pending.
- Electricity and water bills — confirm no dues are pending in the seller’s name.
- If it’s a flat in a complex, confirm no pending maintenance/society dues.
5. Money & paperwork
- Get a written agreement to sell before making any advance payment.
- Use our Stamp Duty Calculator to know your total registration cost upfront.
- Prefer bank transfers/cheques over cash for any payment, and keep receipts.
- Budget for registration and mutation — see our Registration Process guide.
6. On landbhumi
- Only deal with listings that carry a landbhumi Verified badge where possible, and always independently verify documents yourself before paying anything.
- Contact the lister directly using the phone/WhatsApp number on the listing — never send money to anyone claiming to represent landbhumi itself for a transaction; we do not collect payments on behalf of buyers or sellers.
This checklist is a starting point, not a substitute for professional advice. For any significant purchase, engage a local property lawyer to verify title and documents before you pay any advance or sign anything.