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Practice one

The land, and everything under it.

Sourcing the parcel worth buying, proving it holds up in law, and building what goes on it. One practice across the whole life of the asset, so a finding at diligence is not lost by the time anyone breaks ground.

Sourcing, verification and development — one practice, whole life of the asset.

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01

Land Sourcing

Finding the parcel worth the diligence

Most land that is available is available for a reason. Sourcing starts with a written brief — use, location, extent band, budget and the constraints that are genuinely non-negotiable — and works outward from there, rather than showing you whatever happens to be on the market this month.

Questions this answers

  • Does a parcel matching this brief actually exist at this budget?
  • Is the asking price defensible against comparable transactions?
  • What is structurally wrong with the parcels already offered to me?

What you get

  • A written sourcing brief agreed before any parcel is shown
  • Off-market origination through corridor-level landowner relationships
  • A preliminary title and zoning read before you spend on full diligence
  • A written reason for every parcel rejected, not just the ones taken forward
Discuss land sourcing
03

Construction & Development

Taking the parcel to a finished asset

Approvals, drawings, contractor selection and site supervision, managed against a programme with named responsibilities. The value of running this in the same practice as diligence is continuity: the setback that was flagged at verification is still on the drawing board when the plan is submitted.

Questions this answers

  • What will this actually cost to build, and over what programme?
  • Which approvals apply here, and in what order?
  • Is the work on site matching the drawing and the specification?

What you get

  • Approval pathway mapped to the authority that actually governs the parcel
  • Architect and consultant selection, with drawings reviewed against the brief
  • Contractor tendering on a like-for-like scope, so bids are comparable
  • Stage-gated site supervision with dated progress reporting
Discuss construction & development
The protocol

Four stages, each one answering a question.

A single "under review" status tells you nothing about whether a delay is a slow Sub-Registrar office or a problem with your title. Four named stages mean you always know which question is currently being answered, and a stage that stalls is visible rather than buried.

Typical end-to-end: 15–29 working days, excluding time waiting on a document only you can supply.

1

Documents & Ownership

Does the person selling this actually own it?

We take custody of the paperwork and establish a dated record of exactly what we were handed — the mother deed, every sale deed since, and identity proof for whoever claims to own the land. Nothing is verified yet. The point is that if a document appears later that was not in the original set, we know it appeared later.

What gets checked

  • Every document in the ownership chain is present, or the gap is recorded explicitly
  • Names on the deed, the ID and the revenue record are reconciled, spelling variants included
  • Any power of attorney is examined for scope and validity, not taken at face value
  • Latest tax receipt and khata extract on file

Ends the deal

  • Only photocopies of the mother deed exist
  • A general power of attorney is being used in place of ownership
A dated document register — the baseline everything later is measured against.2–4 days
2

Title, Encumbrance & Zoning

Is the title clean, and can I use the land for what I intend?

We trace ownership back thirty years, which is the period a buyer is expected to establish under Indian conveyancing practice, and pull the encumbrance certificate ourselves rather than accepting the seller's printed copy. A printed certificate can be altered in minutes; one pulled at source cannot. We then check what the land is actually zoned for, because land that cannot legally be used for your purpose is worth far less than the price being asked.

What gets checked

  • Thirty-year chain reconstructed with no unexplained break in ownership
  • Every mortgage, lien and charge traced through to a recorded release
  • Revenue record and deed reconciled on both owner and extent
  • Conversion status and zoning confirmed for your intended use, plus buffer zones — drain, lake, high-tension line, highway setback

Ends the deal

  • A subsisting mortgage with no recorded release
  • The parcel sits inside a buffer zone that no setback can cure
A title and zoning position note, with the governing authority named.5–10 days
3

Disputes & Site Check

Is there a case pending, and is the land physically what the paper says?

A dispute can sit in a court for years without ever surfacing in the paperwork a seller shows you, so we search by party name and by survey number, and treat a suspiciously recent change to the revenue record as a flag in its own right. Then we walk the boundary. Paper tells you what the land is supposed to be; only a site visit tells you what it is — including whether there is a legal road to it, or merely a path the neighbour currently tolerates.

What gets checked

  • Court, revenue-court and acquisition-notification searches, coverage stated explicitly
  • Any change to the record inside the last twelve months cross-verified at source
  • Licensed survey against the sketch, with encroachment checked in both directions
  • Recorded access to a public road, plus water and power availability

Ends the deal

  • A pending partition or title suit naming the parcel
  • No recorded access — landlocked in law even if reachable in practice
  • Measured extent materially short of the deed extent
A dispute search memo and a site report with geo-tagged photographs.6–12 days
4

Written Report

What is the answer, in writing, that I can show my bank?

You get a document, not an opinion over the phone. It states a position, the evidence behind it, the specific things we could not verify and why, and the date it was issued. It is written to be forwarded — to a lender, a partner or a buyer — which is exactly why a finding does not get softened to make a deal easier.

What gets checked

  • Every finding traced to a source document or a dated site observation
  • Scope limitations stated plainly rather than buried in a footnote
  • One unambiguous position: clear, or flagged with the reason
  • Signed off by the advisor who owns the file
A dated report with a reference number and a defined validity period.2–3 days
Before you pay anybody

Six things you can check yourself.

None of this replaces diligence. All of it can be done in an afternoon, and any one of them failing is a reason to stop before money moves.

Ask to see the original mother deed, not a photocopy.

The mother deed is the root of the ownership chain. Everything after it depends on it being genuine.

The original is produced, and the seller is relaxed about it being examined.

Only photocopies exist, or the original is permanently "with the bank" or "with a relative".

Pull the encumbrance certificate yourself, from the portal.

It lists mortgages and charges registered against the property. A copy handed to you can be edited; one you pull cannot.

Your own copy matches what you were told, and every charge shown has a release.

You are discouraged from pulling it, or a charge appears that was never mentioned.

Check the revenue record against the deed — owner name and extent.

The deed and the government record disagree more often than people expect, and the mismatch is the seller's problem to fix before sale, not yours after.

Owner and extent match, and any recent change has a clear explanation.

The record still names a predecessor, or the extent is short of the deed.

Confirm the zoning for what you intend to do, not what is being done now.

Land that cannot legally carry your intended use is worth a different price from the one being quoted.

The governing authority is named and the permitted use is confirmed in writing.

"Conversion is a formality" — said verbally, with no application on record.

Establish that the access road is recorded, not merely used.

A parcel reachable only across a neighbour's land is landlocked in law, and becomes unusable the day that neighbour sells.

The access traces back to a recorded public road, with width confirmed.

Access is "through the field" or depends on a verbal understanding.

Walk the boundary before you pay anything.

Encroachment runs in both directions, and neither shows up on paper.

The boundary on the ground matches the sketch within survey tolerance.

Nobody will meet you at the site, or the corners cannot be pointed out.

Marketplace

Listings that state their own findings.

Every listing carries its verification position and the number that actually decides its asset class. We are onboarding inventory now — parcels appear here once they have been through the protocol above, not before.

Open the marketplace
Have a parcel to list?Send us the survey number and what you know about it. We will tell you what is missing before you commit to anything.Message us
Insights

How this market actually works.

All insights
Regulation

Karnataka's 2025 conversion rules, explained for a landowner

Deemed approval, automatic conversion for certain uses, mandatory affidavit forms and sharply higher penalties. What actually changed, and what it means if you are holding agricultural land you intend to develop or sell.

Read
Diligence

Why we never accept the seller's encumbrance certificate

A printed EC or RTC can be altered in minutes. A certificate pulled independently from Kaveri 2.0 or Bhoomi cannot. This is the single cheapest fraud in the market, and the single cheapest defence against it.

Read
Regulation

What a K-RERA number proves, and what it does not

Karnataka RERA requires the registration number in project advertising so buyers can verify claims before visiting a site. That is genuinely useful — and it is not the same thing as the project being safe.

Read
Who this is for

If any of these is you.

  • Developers with a defined acquisition brief
  • Investors and family offices building a land position
  • Landowners who need their own title examined before they sell
  • Buyers who want diligence run independently of the seller
Tell us what you need Ask about verification