Deep Due Diligence Before Buying: A Professional Guide to Land Title Verification Most Buyers Never Learn

When purchasing real estate—whether a house, condominium, or land—the most important factor is not the price and not the location, but the accuracy and legality of the land title registration.
A single mistake in the registration record may cause the buyer to lose ownership rights or become involved in legal disputes lasting for many years.

This article is prepared from the perspective of legal, real estate, and auction professionals,
to explain the land title verification process in depth,
at a level most general buyers do not know, but professionals rely on before making real purchase decisions.

1) Complete an on-site check before negotiating the price

Before focusing on paperwork, inspect the actual land to confirm that what you see matches what you are buying.

What to do

• Visit the land and identify boundary markers and reference points as far as reasonably possible

• Roughly measure distances and estimate area to compare with the title documents

• Confirm whether anyone occupies the land and under what basis (tenant, informal occupant, trespass, or other rights)

2) Check location-based restrictions: expropriation, reform, replotting, zoning

Some parcels are subject to legal or planning restrictions that affect usage, construction, or future value.

What to check

• Expropriation corridors or relevant public projects

• Land reform or land replotting zones (if applicable)

• Zoning and land-use limitations under laws and local regulations

3) Check taxes and outstanding obligations that may follow the property

Certain unpaid obligations can delay transfer or create unexpected costs for the buyer.

What to check

• Taxes and fees associated with the land in the relevant area

• Local tax status (including land-related local taxes where applicable)

• Proof of payment or supporting documents from the seller

4) The “core” step: request official land registration record verification at the Land Office

Reviewing the seller’s title deed is not enough. Many critical details require checking official registration records and supporting file documents maintained for the parcel at the Land Office.

5) Verify real vs counterfeit title: never judge by paper appearance

Counterfeit or altered titles can look highly convincing. Visual inspection alone is high risk.

Prevention principles

• Cross-check key information against the Land Office’s official records

• Treat unusual edits, overwriting, or inconsistent entries as a warning sign

6) Confirm the “true owner” before signing any agreement

A major risk is buying from a person who is not the real owner, even if names appear similar. Buyers must confirm that the seller is the lawful owner with proper authority.

Prevention principles

• Confirm consistency between the registered owner details and the seller’s identity

• Check consistency of name, ID number, address, and legal status

• If a company or representative is involved, verify authority documents in full

7) Confirm whether the title or registrations were “cancelled/revoked”

Some titles may be revoked or rendered unusable. If you do not verify the status, you may face transfer failure or incomplete rights.

Prevention principles

• Confirm the status of the title in the relevant official records

• Be cautious with parcels involving replacement titles or major registration corrections

8) Check seizure/attachment/transfer prohibition orders: many do not appear on the owner’s copy

Land can be seized, attached, or subject to transfer prohibitions under multiple legal bases. These may be recorded at the Land Office even if not shown on the owner’s copy.

Prevention principles

• Confirm official orders or records related to attachment or transfer bans

• Do not pay deposits or set transfer dates before confirming the latest status

9) Check pending matters that may change the outcome after purchase

Some parcels have pending processes such as boundary surveys, subdivisions, area corrections, map revisions, replacement title requests, or inheritance procedures. These can change area, boundaries, or even the owner.

Prevention principles

• Confirm whether any applications, announcements, objections, or boundary disputes exist

• If a survey is required, set conditions so it is completed before major payment

• If inheritance or co-ownership exists, treat procedural and rights risk seriously

10) Review binding agreements and watch for land-sale scams

Encumbrances such as mortgages, leases, servitudes, habitation rights, usufruct rights, and similar obligations may have detailed terms in agreements or supporting file documents that are not fully shown on the title page. Buyers must understand these terms before accepting them.

Because land transactions are high value, fraud can occur in many forms. Buyers should focus on “red flags” and “prevention,” not on operational details of wrongdoing.

Common red flags

• Pressure to transfer or pay quickly, while refusing Land Office record verification

• Seller/owner details are inconsistent or explanations keep changing

• Abnormally low price with urgent transfer conditions

• Refusal to meet the true owner or unclear representatives

• Incomplete supporting documents or avoidance of Land Office verification

Prevention steps

• Verify Land Office registration records and supporting file documents every time

• Use written agreements with a “verification passed” condition before major payment

• Use qualified legal/real estate professionals to review and verify

• Keep systematic evidence of negotiations, payments, and documents

FAQ

Q1: Why is checking only the seller’s title deed not enough
A: Because key information may be available only in official Land Office registration records and supporting file documents, and may not appear on the owner’s copy.

Q2: What should be checked on-site before buying
A: Check the general boundary, boundary markers, actual possession, and roughly estimate distances/area to compare with the title documents.

Q3: How do seizure or attachment orders affect transfer
A: If land is seized/attached/transfer-banned, transfer may be impossible even after signing; always confirm the latest status before paying or scheduling transfer.

Q4: What must be checked to avoid buying from a fake owner
A: Confirm consistency between registered owner details and the seller, and verify authority documents if a representative or company is involved.

Q5: Can counterfeit titles be identified by eyesight
A: Visual inspection alone is not reliable; cross-check with the Land Office for clarity.

Q6: What happens if the title or registrations are revoked
A: The title may become unusable or rights may be incomplete, causing problems for sale and transfer.

Q7: Why are pending surveys or boundary checks risky
A: Survey results may change area or boundaries and may involve objections, creating complications for transfer or use.

Q8: Why check binding agreements beyond the title page
A: Because key terms are often in agreements or file documents, not fully shown on the title page.

Q9: What red flags suggest a high scam risk
A: Pressure to pay quickly, refusal of Land Office verification, inconsistent seller details, abnormal pricing, and incomplete documentation.

Q10: What is the safest step before paying a large amount
A: Verify Land Office records, use a written contract with a verification-passed condition, and involve professionals.