As soon as a buyer decides to purchase a land, one of the documents that the buyer first checks is the patta document. This document is a proof of private ownership. However, it provides one with limited amount of information about the type of property. Chitta and Adangal provide a more complete documentation for the type of the property which might be especially important for the VAO to assess tax for the land.
Patta will tell you whether all the previous owners have paid the property tax or whether any dues remain. Any transaction of land involves three primary organizations which are the Sub Registrar's office, Taluk office and the VAO office. Once the sale deed is registered at the Sub Registrar's office, Patta transfer application can be obtained from the Taluk Office. Some districts even allow VAO to accept patta applications. The specific information that Patta/Chitta extract contains include Patta number, survey number with subdivision details. Village, Taluk, District, Property owner’s name with father’s name. The buyer can view Patta/Chitta extract for agriculture land by visiting the E-Services link. The seller can generate a reference number which can be used to view the Chitta extract. If you want to know about Patta transfer procedure, you can read more about the "Patta transfer procedure for Tamil Nadu and Chennai". If you would like to know about "Fast track or quick patta transfer" procedure in Tamil Nadu, click on the link.
Once Patta is obtained, the Taluk office is expected to keep the VAO office updated with the details. The VAO will use this information to update their registry as part of Chitta and Adangal records. If the VAO office has the complete information, the patta number would be the only primary information required to obtain Chitta and Adangal. The VAO office might expect all dues to paid before Chitta and Adangal extracts are provided. In most of the VAO offices, it does not take more than 1 or 2 business days to obtain the copies of Chitta and Adangal. Sometimes these copies could also be obtained on the same day. A copy of the Chitta will be with VAO and will contain details similar to Patta and will also be indexed based on the patta number.
The extract from A-Register can be found below. The seller can generate a reference number similar to the process followed for obtaining Chitta. The Seller can view the A-Register extract before purchasing the property. This facility is available for certain districts only. These Chitta and Adangal details can be easily verified at the VAO office while Patta can be verified at the Taluk Office.
Adangal is another document maintained by the VAO which provides more details about the type of the land and the purpose of the land (such as quality and type of soil, wet/dry land, etc.). Adangal will provide you information about whether cultivation was ever performed on the piece of land that you now own. Adangal also contains details about each piece of land in a village, the crops raised on that land, the condition of the crops, the tenants who have resided on this property, etc. The adangal document records contain information like survey number wise holdings, extent of field, duration of tenancy, details of first crop, month and date of harvest, approximate yield of crops, information related to land, etc.
For detailed step by step information on how to verify and view these documents, please visit the link "View Patta Chitta Official documents"
It is important to ensure that the buyer verifies these document before purchasing the property and ensures that these documents are transferred to the buyer's name after the purchase is completed. Chitta and Adangal documents become extremely important to farmers when they try to avail farm loans from primary agricultural cooperative banks. However, in most conditions, it is better to get these documents just as proof of private ownership and confirmation that property taxes have been paid. If the seller fails to pay the dues related to the piece of land, the dues may, and in all probability will, have to be borne by the buyer even though the sale deed could include a clause to protect the buyer. Once the sale is completed, it is often difficult to coerce the previous owner to pay the dues.
Generally, while working with a promoter, the promoter will follow up with VAO and other concerned offices for availing these documents. However, if you are purchasing a property from an individual seller, the buyer must make sure to get these documents updated. This is why often dealing with a bigger developer could sometimes be easier.
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