An undeveloped plot near Kolkata can look attractively affordable compared with a ready apartment. However, land purchases involve risks that do not appear in a brochure: disputed boundaries, unclear access roads, incompatible land classification, mortgages and missing permissions. Before you hand over a token, identify the **exact parcel** and check whether your intended residential construction is permitted.
Start with the mouza, plot and khatian
Ask the owner for the mouza name, JL number where applicable, plot or dag number, khatian details, recorded area and current land classification. West Bengal's official **Banglarbhumi** portal offers access to plot information and Record of Rights services. Check that the plot offered physically matches the records and sale documents. The Government of West Bengal explains that mutation updates revenue records but **does not create ownership by itself**. A khatian and mutation entry cannot replace a title search.
Check the chain of title and encumbrances
Have an independent property lawyer examine registered deeds, transfers, inheritance or partition documents, the seller's authority and the relevant search records. Where a plot has multiple heirs or co-owners, verify who must consent to the transaction. Ask whether any bank has a mortgage, whether court proceedings involve the parcel and whether existing tenants or cultivators have interests that affect possession. A recent tax or land-revenue receipt is useful evidence of payments, not a guarantee of marketable title.
Land-use conversion is a separate question
A plot recorded for agricultural use is not automatically authorised for a residential building. West Bengal land-conversion guidance describes permission for a change of use, with supporting records and drawings. Check the precise classification, whether conversion is required and whether a competent authority has approved the intended use. Also investigate restrictions affecting water bodies, drainage, conservation areas or other protected land. Never accept the assertion that conversion will definitely happen after the sale.
Verify access, setbacks and services on site
Arrange an independent licensed survey against the deed plan. Confirm boundary markers, measurements and any overlap with neighbouring plots. The approach road should connect to a public route through a **documented legal right of access**; road width and building setbacks may matter for plan sanction. Speak to the appropriate local authority about residential building permission, water connections, electricity, storm-water drainage and possible flood exposure. Visit during rain or ask neighbours about seasonal access problems.
