Patta, Chitta and Sale Deed: What Each Document Proves in a Property Dispute

In a Tamil Nadu property dispute, each side usually produces a bundle of papers. The patta, the chitta, the sale deed and the encumbrance certificate all look official, but they prove different things. Knowing the difference helps you avoid buying a defective property and helps you build the right case if a dispute begins.

What Does a Sale Deed Prove?

A sale deed is the document by which ownership is transferred. A transfer of immovable property worth more than one hundred rupees can be made only by a registered instrument. A properly executed and registered sale deed is the main evidence of how title passed from the seller to the buyer. It is only as good as the seller’s own title, so you must trace the earlier documents. Our guide on which documents must be registered explains why unregistered papers are weak.

What Does a Patta Prove?

A patta is a revenue record that shows the person recorded as holding the land and liable to pay land revenue. It is used for mutation, tax and many government dealings. Courts have consistently held that a patta is not a document of title. It is good evidence of possession and of revenue records, but it cannot override a valid registered title. A patta can be wrong, can be granted on an incorrect claim, and can be corrected. Our article on patta transfer and mutation after buying property explains how to get your name recorded.

What Does a Chitta Extract Show?

The chitta is an extract of the village land register that shows the survey number, extent, classification and the name of the person in whose name the land stands. It is read together with the patta. Like the patta, it records revenue entries. It is useful to confirm extent and land type, for example wet or dry land or house site, but it does not by itself prove ownership.

What Does an Encumbrance Certificate Show?

An encumbrance certificate lists the registered transactions on a property in a period, such as sales, mortgages and settlements. It helps you see the chain of title and whether a loan or mortgage has been registered against the property. It does not show unregistered claims, court cases or unregistered agreements, so it cannot be the only check.

What About the Field Measurement Book and Survey Sketch?

The Field Measurement Book sketch shows the shape and measurements of a survey number. It is important in boundary and encroachment disputes, as discussed in our article on encroachment remedies in Tamil Nadu. Layout plans and building plan approvals matter in urban plots.

• Quick Comparison of Each Record
• Sale deed: transfers and evidences title, when registered and backed by the seller’s good title
• Patta: shows who is recorded for revenue purposes, and is not proof of ownership
• Chitta: records extent, survey number and classification in the village register
• Encumbrance certificate: lists registered transactions and charges
• Tax receipts and utility bills: support possession, nothing more

Which Document Will a Court Rely On?

In a title dispute, the court examines the chain of registered documents, the possession of the parties and the revenue records together. Registered title documents carry the most weight, and revenue records support the claim on possession. If the patta stands in one name and the sale deed in another, the dispute is decided on the validity of the deeds, and the revenue authorities will follow the civil court.

What If the Patta Is in the Wrong Name?

You can apply to the Tahsildar or revenue authority for correction, with supporting documents. If the entry is contested, the revenue officer may refuse to decide a complicated title question, and the parties will be sent to a civil court. A declaration suit may be needed to settle title, as we describe in our guide to checking property documents before buying.

What Should a Buyer Insist On?

• A registered sale deed with a clear chain for at least thirty years
• A recent encumbrance certificate
• Patta and chitta matching the seller’s name and the survey number
• Latest property tax and utility receipts
• A lawyer’s opinion on title before paying the advance

Need Help Checking or Defending Your Title?

Our Civil and Property Law practice reviews title documents and files declaration and possession suits in Chennai. Book a consultation through our website and bring your documents. This article is general information and not legal advice.