How to Check if a Plot is Encroachment-Free in Bangalore

Introduction

Investing in a plot in Bangalore offers promising returns, given the city’s rapid urbanization and infrastructural growth. However, ensuring that a plot is free from encroachments is crucial to safeguard your investment. Encroachments can lead to legal disputes, financial losses, and demolition of structures. This comprehensive guide provides insights into verifying the encroachment-free status of plots in Bangalore, covering legal requirements, verification methods, and recent developments

Understanding Encroachment

Encroachment refers to the unauthorized occupation or use of land by individuals or entities. In Bangalore, common types of encroachments include:

• Public Land Encroachment: Unauthorized occupation of government land, including lake beds, stormwater drains (rajakaluves), and parks.

• Private Land Encroachment: Illegal extension or construction onto neighboring private properties.

• Buffer Zone Violations: Construction within restricted zones around lakes and drains, violating environmental regulations.

Identifying and avoiding encroached plots is essential to prevent legal complications and financial setbacks.

Step-by-Step Guide to Verify Encroachment-Free Plots

1. Review Property Documents

• Title Deed: Confirms ownership and legal rights over the plot. Ensure the title is clear and marketable.

• Encumbrance Certificate (EC): Indicates any legal liabilities or claims on the property. Obtain the EC for at least the past 13 years from the sub-registrar’s office.

• Khata Certificate and Extract: Issued by the Bruhat Bengaluru Mahanagara Palike (BBMP), these documents are essential for property registration and tax payments.

2. Check for Rajakaluve (Stormwater Drain) Encroachments

BBMP has identified properties encroaching on stormwater drains. To verify:

• BBMP Encroachment Portal: Visit the page to access maps and records.

• IIMB-RERI Rajakaluve Tracker: Use the rajakaluve.org portal to check if your plot falls on a rajakaluve. Input the property’s taluk, hobli, and village details to view relevant information.

3. Consult Village Maps and Land Records

Access the Survey Settlement and Land Records (SSLR) to review village maps and survey numbers:

• SSLR Portal: Visit SSLR Revenue Maps to download maps and verify if the plot overlaps with any public land or water bodies.

4. Conduct a Physical Survey

Engage a licensed surveyor to:

• Measure the plot boundaries accurately.

• Identify any discrepancies between actual measurements and documented dimensions.

• Detect any unauthorized constructions or encroachments.

5. Verify Land Use and Zoning Regulations

Ensure the plot complies with zoning regulations set by authorities like the Bangalore Development Authority (BDA) or BBMP:

• Land Use Certificate: Confirms the designated use of the land (residential, commercial, agricultural).

• Conversion Certificate: If the land was previously agricultural, ensure it has been legally converted for non-agricultural use.

6. Engage with Local Authorities

Visit the local BBMP ward office or revenue department to:

• Inquire about any pending notices or disputes related to the plot.

• Verify the authenticity of property documents.

• Seek clarification on any ambiguities in land records.

Legal Remedies in Case of Encroachment

If you discover that a plot is encroached upon:

1. Consult a Property Lawyer: Seek legal advice to understand your rights and possible actions.

2. File a Complaint: Submit a written complaint to the local Tehsildar, Panchayat Office, or Municipal Corporation, along with necessary documents such as property title deeds, survey maps, and photographs of the encroachment.

3. Request a Joint Survey: Request a joint survey by the Revenue Department and Land Records Office to verify the boundaries.

4. File an FIR: If the encroacher refuses to vacate, you can file an FIR (First Information Report) at the local police station under Section 447 of the IPC for criminal trespass.

5. Approach the Civil Court: For long-standing encroachments, you may need to approach a civil court to file a suit for declaration and possession. The court may issue a stay order to halt any land construction or use encroachment.

Tips to Avoid Encroached Plots

• Due Diligence: Conduct thorough research and verification before purchasing a plot.

• Professional Assistance: Engage legal experts and licensed surveyors for accurate assessments.

• Community Insights: Speak with neighbors and local residents to gather information about the plot’s history and any disputes.

• Avoid Unapproved Layouts: Be cautious of plots in layouts lacking proper approvals from authorities like BDA or BBMP.

Conclusion

Ensuring that a plot is free from encroachments is a critical step in the property buying process in Bangalore. By meticulously verifying documents, consulting official records, and engaging professionals, you can safeguard your investment and avoid potential legal complications. Always prioritize due diligence and seek expert guidance to make informed decisions.

Need Assistance?

For personalized guidance and assistance in verifying land documents in Bangalore, feel free to contact us at 9123466308. Our team at Plotsure is dedicated to ensuring your land purchase is legally sound and hassle-free.