1. 30-Year Title Chain and Flow of Ownership
Examine the parent deeds and registered conveyance documents establishing the chain of ownership for at least the preceding 30 years. Ensure that every transaction has been registered with the relevant Sub-Registrar.
Verify that previous transfers did not violate inheritance laws, coparcenary rights of daughters, or tenancy rights under the Rajasthan Tenancy Act, 1955.
2. Jamabandi (Record of Rights) and Revenue Records
For agricultural land, inspect the Jamabandi (RoR) and Khasra Girdawari through the Apna Khata portal. Check whether the seller is registered as a Khatedar tenant with transferable rights or is a Gair-Khatedar.
Verify whether the land falls within Section 42 of the Rajasthan Tenancy Act, which strictly prohibits the transfer of land belonging to Scheduled Castes or Scheduled Tribes to non-SC/ST individuals.
3. 90-A Conversion and JDA / Housing Board Approvals
Agricultural land cannot be utilized for residential or commercial township development without formal statutory conversion under Section 90-A of the Rajasthan Land Revenue Act, 1956.
Check whether the layout plan has been sanctioned by the Jaipur Development Authority (JDA), Rajasthan Housing Board (RHB), or the relevant Urban Improvement Trust (UIT).
4. RERA Registration and Search on Encumbrances
For apartment projects or plotted schemes exceeding 500 square meters or 8 apartments, RERA registration is mandatory. Check project approvals, litigations, and promised completion dates on the Raj-RERA portal.
Obtain a certified 12-to-30 year Encumbrance Certificate (Search Report) from the Sub-Registrar's office to ensure the property is not encumbered by equitable mortgages or court attachments.
Practical Guidance & Conclusion
Independent legal due diligence is the single best investment a property buyer can make. Taking shortcuts during pre-purchase scrutiny often leads to irreversible financial loss.