How do I verify that a layout or building plan is legally approved before buying?

Question

The builder claims the layout is approved but I have not seen any sanction letter. How do I check whether the layout and building plan are legally valid? I would like to understand which provision governs this, what it entitles me to, and how long I have before the remedy lapses. I also want to know whether I need a lawyer for this or can do it myself.

MyVakeel Legal Desk · Accepted Answer

In India, the answer to "How do I verify that a layout or building plan is legally approved before buying?" turns on Real Estate (Regulation and Development) Act 2016, Section 4, Town and Country Planning laws (state), respective Development Control Regulations and Registration Act 1908, Section 17. The points below set out the position and then what to do about it, in the order it should be done.

Section 4 of RERA requires promoters to file the sanctioned layout plan, building plan and government approvals with the state RERA authority as a condition of project registration.

An approved layout means the local planning authority has certified that roads, open spaces and plot sizes conform to the applicable development control regulations before individual plots can be sold.

Buying a plot in an unapproved or 'revenue' layout carries the risk that the local authority may refuse building permission, water and electricity connections, or may demolish unauthorised construction.

The building plan sanction for apartments must match the actual constructed structure; deviations beyond permissible limits can attract action under municipal building bye-laws and jeopardise the occupancy certificate.

Buyers can verify layout and building plan approvals directly from the local development authority or municipal corporation records, independent of the builder's representations.

What to do next: 1) Request copies of the layout approval and sanctioned building plan from the seller or builder; 2) Cross-verify the approval with the local planning or municipal authority records; 3) Check the RERA project page for the uploaded sanctioned plans; 4) Avoid purchasing in layouts without formal approval regardless of price advantage.

If you are unsure whether your facts fall inside Real Estate (Regulation and Development) Act 2016, Section 4, that is worth checking with an advocate before you commit to a route, because switching later costs time. You can post the details on the MyVakeel forum for a practising advocate to review, or book a paid consultation with a Bar Council verified lawyer in property law.