Executive Takeaways
- Encumbrance Certificate (EC Form 15) must reflect a continuous, unbroken 30-year chain of title without court attachments, bank mortgages, or unreleased agreements of sale.
- Revenue Records of Rights (ROR 1B) and Webland/BhuBharati records must match the physical survey numbers and pattadar passbook names.
- Always verify that the survey numbers are NOT listed in the IGRS Section 22-A Prohibited Property Register.
- Every plot in Hemadara undergoes 5-tier legal vetting by senior real estate advocates.
1. Form 15 vs Form 16: Understanding the Encumbrance Certificate (EC)
An Encumbrance Certificate (EC) issued by the Registration and Stamps Department (IGRS) records all registered transactions affecting a property over a specified time period.
Form 15 is issued when transactions (sales, mortgages, leases, partition deeds) have occurred, listing each deed number and date.
Form 16 is a "Nil Encumbrance Certificate" certifying that no transactions exist for the requested period.
Always demand an EC covering a minimum of 30 consecutive years to ensure no hidden historical mortgage or ancestral claim exists.
2. Verifying Revenue Records: ROR 1B, Pahani & Adangal
In Andhra Pradesh and Telangana, property title is dual-tracked: the Registration Department records registered deeds, while the Revenue Department (CCLA) maintains the Record of Rights (ROR 1B) and Adangal/Pahani.
Ensure that the seller’s name is officially updated as the Pattadar in the ROR 1B register.
Confirm that the land has obtained an official NALA Conversion Order, legally shifting its classification from agricultural cultivation to non-agricultural residential use.
3. Checking Section 22-A Prohibited Property List
Section 22-A of the Registration Act 1908 prohibits Sub-Registrars from registering deeds for certain categories of land, including Government Assigned lands, Wakf properties, Endowments (temple) lands, and ceiling surplus lands.
Before executing any agreement or paying an advance, cross-check the survey numbers against the Section 22-A portal to guarantee registration clearance.
The Hemadara 5-Tier Title Guarantee
Every prospective buyer at Hemadara receives a transparent legal kit for independent verification.
