Documents and Approvals to Verify When Buying Industrial Land

A Practical Documents Checklist for Industrial Land Buyers

This checklist outlines the categories of documents that are typically reviewed during industrial land due diligence in India. This is not an exhaustive legal checklist. Always engage a qualified lawyer and relevant technical advisors for your specific transaction.

Title and Ownership Documents

• **Title deed / Sale deed**: Establishing ownership chain.
• **7/12 extract or equivalent**: Land record showing current ownership, area, and classification.
• **Mutation records (Khata / Patta)**: Confirming updated ownership records.
• **Encumbrance certificate**: Confirming no charges, liens, or mortgages on the property.
• **Property tax receipts**: Confirming dues are clear.

Land-Use and Zone Documents

• **Current land-use certificate / Zone certificate**: Issued by the planning authority.
• **Development plan extract**: Showing the designated zone.
• **Industrial allotment letter** (if applicable): From MIDC, GIDC, or other authority.
• **Lease agreement** (for leasehold land): Containing conditions of allotment.

Regulatory and Environmental Documents

• **Environmental clearance** (if applicable): Particularly for large plots or sensitive areas.
• **Consent to Establish (CTE)** (if construction has started): From state Pollution Control Board.
• **Non-agricultural land use conversion order** (NA order): If the land was previously agricultural.

Development and Construction Documents

• **Building plan approval**: From local authority or industrial authority.
• **Completion certificate**: If any existing structures are being purchased.
• **Fire NOC**: For completed structures.
• **Electricity connection approval**: From the distribution company or authority.

Authority Approvals and NOCs

• **No Dues certificate from industrial authority**: If purchasing from an existing allottee within an estate.
• **Transfer permission**: From the industrial authority (MIDC, GIDC, etc.) if required.

This is general educational content and not legal advice. Document requirements vary by state, authority, and transaction structure. Always engage qualified legal and technical advisors.