Real estate in Berhampur is booming, with demand for land, houses, and commercial spaces growing rapidly. However, with rising opportunities also comes the risk of property frauds. Fake documents, disputed ownership, and misleading deals have caused many unsuspecting buyers financial loss and stress. If you are planning to invest in property in Berhampur, here’s a detailed guide on how to safeguard yourself from frauds.
Common Types of Property Frauds in Berhampur
- Fake Ownership Claims – Selling land without being the rightful owner.
- Encroachment and Double Sale – Same property sold to multiple buyers.
- Illegal Land Use Conversion – Agricultural land sold as residential without approval.
- Forged Documents – Fake Encumbrance Certificates, manipulated RoR (Record of Rights).
- Unapproved Layouts – Plots sold in areas not authorized by Berhampur Development Authority (BeDA).
- Hidden Liabilities – Properties mortgaged with banks being sold without disclosure.
Smart Steps to Avoid Property Frauds
1. Verify Title and Ownership
- Check Record of Rights (RoR) from the Odisha Revenue Department.
- Match seller’s identity proof with land records.
- Ask for the Mother Deed to trace ownership history.
2. Get Encumbrance Certificate (EC)
- Apply for an EC from the Sub-Registrar Office, Berhampur.
- Ensure the property has no loans, disputes, or pending litigation.
3. Confirm Land Use and Zoning
- Verify the land category (residential, commercial, agricultural) with BeDA.
- Do not purchase agricultural land without conversion approval.
4. Cross-Check Tax and Utility Bills
- Ask for updated tax receipts from Berhampur Municipal Corporation / Gram Panchayat.
- Check pending dues for electricity, water, or development charges.
5. Physically Inspect the Site
- Do not rely solely on documents—visit the property.
- Ensure proper boundary demarcation with neighbors.
- Check for encroachments or unauthorized constructions.
6. Validate Builder / Seller Credentials
- For flats and apartments, confirm the builder is RERA registered.
- Research past projects and delivery records.
- Avoid brokers who avoid paperwork or ask for large cash advances.
7. Avoid Cash-Only Deals
- Insist on bank transfers or demand drafts.
- Cash-only transactions are risky and often used in fraudulent deals.
8. Check Development Plans
- Confirm the property is not marked for government acquisition (road widening, flyovers, industrial projects).
- Review Berhampur’s Comprehensive Development Plan (CDP) for upcoming projects.
9. Register the Property Immediately
- Delay in registration increases chances of fraud.
- Complete stamp duty and registration at the Sub-Registrar Office right after payment.
10. Hire Legal Assistance
- Always engage a real estate lawyer for document verification.
- Get a certified surveyor to check land dimensions and boundaries.
🚫 Red Flags to Watch Out For
- Seller refuses to show original documents.
- Land offered at a much lower price than market value.
- Pressure tactics like “book now or lose the deal.”
- Property advertised without proper BeDA approval.
📌 Quick Checklist Before Buying Property in Berhampur
- ✅ Original Sale Deed / Mother Deed
- ✅ Encumbrance Certificate (minimum 15 years)
- ✅ RoR / Patta
- ✅ Tax Paid Receipts
- ✅ Approved Layout / Building Plan
- ✅ Seller’s ID & Address Proof
Final Thoughts
Berhampur’s real estate sector is full of opportunities, but fraud cases are equally real. By being vigilant, verifying documents, and seeking legal guidance, you can make a safe and profitable investment. Remember: if a deal sounds too good to be true, it probably is.
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