Hard truth: we stop more deals than we close. That is the only way to protect buyers in rural land.
Most buyers get this wrong because they assume the seller's narrative is complete. It rarely is.
Risks specific to Thiruvannamalai titles
Unrecorded heirs, layered PoAs, and mismatched sub-divisions are common. Access rights are often informal and disappear once a deal is signed.
Verification steps we insist on
We trace the chain of title through certified deeds, pull a 30-year EC, verify patta and adangal status, and cross-check A-Register and FMB. We also conduct on-ground surveys and verify access rights in writing.
Defects we blocked (real examples)
1) Undisclosed heir abroad: legal heir certificate did not include a son overseas. We demanded a fresh LHC before any token. 2) Layered PoAs: multiple PoAs in a short period; we paused until the principal appeared and revoked them. 3) Misaligned sub-division: deed cited a sub-division not reflected in adangal; we required re-survey and mutation. 4) Access right not on paper: cart-track access was only verbal; we drafted and registered a right-of-way. 5) Silent acquisition notice: a minor road notice was in taluk records; we walked away.
Safe vs unsafe (and why)
Safer: deals where all parties are documented, access is registered, and revenue records align. Risky: any deal that depends on we will fix it later promises.
Questions NRIs ask privately
Q: Can these issues be fixed after purchase? A: Some can, most should not. The cleanest fix is to not buy until they are resolved.
Quiet confidence
We earn trust by protecting capital. Walking away from bad deals is part of the service.