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Important things to look for before buying property in Indore

Buying a Plot in Indore?
The Ultimate 10-Point Legal Safety Checklist.

Don't risk your investment. Learn about TNCP, RERA, and Diversion rules in Indore.

Indore has firmly established itself as the undisputed real estate capital of Central India. The momentum is visible everywhere—from the operational Metro Phase-1 and the tech boom along the Super Corridor to the rapid urban expansion connecting peripheral hubs like Mhow, Dewas, Ujjain, and Dhar. In this golden era of development, land has become the most coveted asset in the region, with everyone looking to secure their share of this growth story. As connectivity improves, the rush to invest in these emerging belts has reached an all-time high.

But beware: A "cheap deal" in Indore can often lead to a legal nightmare. The market is flooded with "Katchi" (unauthorized) colonies that look promising but lack legal standing.

At Diversified Solutions, we don’t just broker deals; we protect your capital. Led by Suyash Gupta, we strictly follow a due-diligence process before recommending any property. Here is the ultimate 10-point safety checklist every Indore buyer must verify before signing a cheque.

Phase 1: The Legal Documents (The Foundation)

1. Title Chain & Search Report (30 Years)

What it is: A legal history of the land that tracks ownership changes over the last 30 years to ensure the current seller actually owns it.
What to Look For: Ask for a "Search Report" from a certified advocate. It should explicitly state that the land is free from disputes, liens, or court stays.
If Missing (The Risk): You might unknowingly buy land involved in a family dispute or hidden bank mortgage. In such cases, your Registry can be cancelled by the court later.

2. Land Diversion (N.A. Order)

What it is: In Madhya Pradesh, all land is "Agricultural" by default. It must be legally "Diverted" for Residential or Commercial use under Section 172 of the MPLRC.
What to Look For: The "Diversion Order" (Vyavartan Adesh) issued by the SDM or Collector. Check that the purpose is listed as "Residential."
If Missing (The Risk): The plot is legally just "farm land." You cannot build a house, you will not get a building permission map sanctioned, and banks will reject your home loan application.

3. TNCP Approval (Town & Country Planning)

What it is: The "Blueprint" of the colony. This department ensures the colony follows the Indore Master Plan 2031 regulations (parks, road widths, etc.).
What to Look For: The "Sanctioned Layout Map" with the official TNCP seal. Crucial: Find your specific plot number on this approved map.
If Missing (The Risk): The colony is unauthorized. It will likely have narrow roads (less than 30ft) where fire trucks or ambulances cannot enter. You will struggle to get electricity and water connections.

4. Master Plan Alignment

What it is: A check to ensure your land doesn't fall under a government-reserved zone (Green Belt) or a future road.
What to Look For: A "Superimposed Map" showing your plot overlaying the Master Plan 2031.
If Missing (The Risk): You might buy a plot that sits on a future 100-feet DP Road or a "Green Belt." The government can acquire your land for development later, leaving you with minimal compensation.

5. RERA Registration (Your Legal Shield)

What it is: The Real Estate Regulatory Authority (RERA) is the watchdog that holds builders accountable.
What to Look For: The RERA Registration Number (e.g., P-IND-24-XXXX). Verify this number on the MP RERA Portal.
If Missing (The Risk): Zero legal protection. If the builder runs away with your money or delays the project for years, you have no legal forum to complain to effectively.

Phase 2: The Technical & On-Site Checks

6. The "Mortgage Plots" Trap

What it is: To guarantee development, the Indore Municipal Corporation (IMC) takes legal custody of 25% of the plots in every colony. These are called "Mortgaged Plots."
What to Look For: The "List of Mortgaged Plots" in the colony file. If the colony is complete, ask for the "Mortgage Release Certificate."
If Missing (The Risk): If you unknowingly buy a mortgaged plot, your Registry is void. You are buying government-held property. You cannot sell or build on it until the builder finishes the entire colony.

7. Vikas Anumati (Development Permission)

What it is: The final permission from the Nagar Nigam (or Panchayat) allowing the builder to start digging roads and laying pipes.
What to Look For: A letter titled "Vikas Anumati" issued by the IMC Commissioner.
If Missing (The Risk): Even if TNCP is done, without this permission, any construction on the site is illegal and can be demolished by the municipal anti-encroachment squad.

8. Road Width Standards

What it is: The physical width of the street in front of your plot.
What to Look For: Measure the road. Legal colonies in Indore must have internal roads of at least 9 meters (30 feet).
If Missing (The Risk): Narrow roads (20-25 ft) are the hallmark of illegal colonies. It significantly lowers the resale value and livability of your property.

9. Physical Demarcation vs. Trace Map

What it is: Matching the "Paper Map" with the "Actual Ground."
What to Look For: Compare the Patwari Trace Map (Naksha) with the physical boundaries. Use the MP Bhulekh app to verify the plot shape.
If Missing (The Risk): Boundary disputes. You might pay for 1000 sq.ft. but physically get only 800 sq.ft., or find that a neighbor's wall is encroaching on your land.

Phase 3: The Final Ownership

10. Registry is NOT Enough: The "Mutation" (Namantaran)

What it is: Changing the name in the government revenue records (Khasra/B1) from the seller to you.
What to Look For: After your Sale Deed (Registry), ensure you get the updated B1/Khasra Copy with your name.
If Missing (The Risk): Legally, the seller is still the owner in Government records. They could fraudulently sell the same plot again to someone else.