Legal & Documents
What is Patta?
Tamil Nadu's land record. Strong evidence, widely misunderstood — and if you're buying a flat, you probably won't have one at all.
The short answer
A patta is a Tamil Nadu revenue record naming the person in lawful possession of a piece of land, with its survey number, extent and classification.
It is strong evidence — stronger than most revenue records — but it is still not conclusive proof of title. And if you are buying an apartment, you will usually not get an individual patta at all, because the land is held undivided.
What a patta is
A revenue document issued by the Tamil Nadu government — through the Tahsildar's office — naming the person in lawful possession of a parcel of land.
It records:
- The patta number
- The owner's name
- The survey number and subdivision
- The district, taluk and village
- The extent of the land
- Whether it is wet land (nanjai) or dry land (punjai)
- The tax payable
Patta and Chitta
Historically these were two documents. The patta named the holder. The chitta recorded the land's classification and revenue details.
Tamil Nadu merged them. What you now obtain is a combined Patta Chitta — a single record, available online through the state's e-services portal.
Nanjai is wet land — irrigated, typically for paddy.
Punjai is dry land.
Both are agricultural. If you are buying land for housing and the patta says nanjai or punjai, it must be converted to non-agricultural use before it can lawfully be built on.
Buying agricultural land for a house without conversion is one of the commonest and most expensive mistakes in Tamil Nadu. The transfer itself may be void, and no building approval will follow.
Why an apartment usually has no patta
This surprises people, and it is important.
A patta is issued for a parcel of land. When you buy a flat, you do not own a parcel of land — you own an undivided share (UDS) of the land beneath the whole building, alongside every other flat owner.
The land cannot be split into individual pattas, because it has not been divided.
1. The patta for the land on which the project is built — in the name of the promoter or landowner. Check it exists, and check the survey number matches.
2. That the land use has been converted from agricultural, if it ever was.
3. Your undivided share (UDS), specified in the sale deed. This is what you actually own of the land, and it is what determines your entitlement if the building is ever redeveloped.
A builder who cannot produce the patta for the project land is a builder you should not be paying.
Patta is not title
A patta is strong evidence — it is issued by the revenue authority after enquiry, and it carries weight. But it is evidence of possession, not conclusive proof of ownership.
India has presumptive title, not conclusive title. A patta can be obtained, and can be wrong. It can also be forged; forged pattas are a known problem in Tamil Nadu.
So a patta sits alongside the title documents. It does not replace them.
How to check a patta
- Go to the Tamil Nadu e-services portal for land records (Patta Chitta). Do not rely on the paper a seller hands you.
- Enter the district, taluk, village and survey number — or the patta number.
- Check the name matches the seller, exactly.
- Check the extent matches what is being sold.
- Check the classification — nanjai, punjai, or converted.
- Cross-check the survey number against the sale deed and the encumbrance certificate. They must agree.
- If it's a flat: check the patta for the project land, and check the UDS in your sale deed.
Forged pattas exist. A paper document handed to you by a seller proves nothing.
The state portal is free, public, and takes two minutes. There is no excuse for not checking, and every reason to.
Frequently asked questions
Is a patta proof of ownership?
Not conclusively. A patta is a revenue record naming the person in lawful possession, issued by the Tamil Nadu revenue authority. It is strong evidence and carries weight — but India has presumptive title, not conclusive title, and a patta can be obtained wrongly, or forged. It sits alongside the title documents; it does not replace them.
Do flats have a patta in Tamil Nadu?
Usually not an individual one. A patta is issued for a parcel of land, and a flat owner holds an undivided share (UDS) of the land beneath the whole building rather than a discrete parcel. What a flat buyer should check is the patta for the PROJECT LAND, in the promoter's or landowner's name, plus their own UDS as specified in the sale deed.
What is the difference between patta and chitta?
Historically the patta named the holder and the chitta recorded the land's classification and revenue details. Tamil Nadu merged them — what you obtain now is a combined Patta Chitta, available online through the state's e-services portal.
What do nanjai and punjai mean on a patta?
Nanjai is wet, irrigated land; punjai is dry land. Both are agricultural. If you are buying for housing and the patta shows either, the land use must be converted to non-agricultural before it can lawfully be built on. Buying agricultural land for a house without conversion is a common and expensive mistake — the transfer may be void, and no building approval will follow.
How do I check a patta online?
Through the Tamil Nadu e-services land records portal (Patta Chitta). Enter the district, taluk, village and survey number, or the patta number. Do not rely on a paper document handed to you by the seller — forged pattas are a known problem, and the online check is free and takes two minutes.