Property Buying Checklist: Your Complete Q&A Guide for Sri Lankan Real Estate

Land Purchase Questions & Answers

Q: What essential documents do I need to secure before buying land in Sri Lanka?

A: Before finalizing any land purchase, ensure you have these critical documents:

Original Title Deed – Verify authenticity with your lawyer
Survey Plan – Must be approved by local authority
Clear Extracts (Paththiru) – Minimum 30-year history to verify ownership
Certificate of Conformity – From local authority
Street Line Certificate – Defines road boundaries
Building Line Certificate – Shows construction boundaries
Non-vesting Certificate – Confirms land isn’t claimed by local authority
Tax Clearance – Proof all assessment rates are paid

Q: How do I evaluate if a land plot is suitable for construction?

A: Assess these physical characteristics:

Drainage and Water Flow:

Check if water flows away from the land naturally
Avoid lands where water collects or stagnates
Examine slope direction and drainage patterns

Land Composition:

Determine if land is naturally formed or artificially filled
Filled lands may require additional foundation work
Natural lands typically offer better stability

Size Requirements:

Verify minimum land size for your area (CMC requires 150 sq.m or 6 perches)
Ensure adequate space for setbacks and building requirements

Q: What utility connections should I verify before purchasing?

A: Check these essential services:

Water Supply:

Need minimum 35 perches if planning a private well
Verify availability of municipal water connections
Check water quality and pressure in the area

Electricity:

Locate nearest electrical pole or transformer
Confirm availability of three-phase power if needed
Check for stable voltage supply in the area

Telecommunications:

Verify internet and phone line availability
Check for existing infrastructure for fiber optic connections

Q: What environmental factors could affect my property investment?

A: Consider these important environmental aspects:

Water Bodies:

Identify any streams running through or adjacent to the property
Check if proper stream reservations have been maintained
Avoid high-velocity water sources that could cause erosion

High-Risk Infrastructure:

Locate high-tension electrical lines nearby
Check for mobile phone towers or communication masts
Assess potential health and safety impacts

Natural Reserves:

Properties within one mile of natural reserves require special permissions
Development restrictions may apply
Environmental impact assessments might be necessary

Q: How do I verify the legal status of agricultural land?

A: For lands with agricultural history:

Identification Signs:

Look for names like ‘owita’, ‘deniya’, or ‘kumbura’ in the deed
Check if land was previously used for paddy or rubber cultivation
Examine historical land use records

Required Clearances:

Obtain clearance from Commissioner-General of Agrarian Development
Confirm land is removed from Register of Paddy/Agricultural Lands
Submit applications through local Agrarian Services office

Documentation Process:

Provide evidence of land use conversion
Ensure all agricultural restrictions are lifted
Verify no outstanding agricultural obligations exist

Q: What should I know about coastal property regulations?

A: Coastal properties have specific requirements:

Reservation Areas:

Coast Conservation Department (CCD) reservations range from 10m to 300m
Exact distances depend on location and coastal zone classification
These areas cannot be built upon or developed

Permits and Approvals:

Special environmental clearances required
Coastal zone management plans must be consulted
Building restrictions may be more stringent

Q: How do I handle property access and right-of-way issues?

A: Ensure proper access rights:

Right of Way Verification:

Confirm legal access from public roads
Check if access depends on neighboring properties
Verify width and type of access granted

Documentation:

Ensure right of way is clearly marked in deeds
Check for any restrictions on access usage
Verify maintenance responsibilities for access roads

Q: What are the loan approval requirements for land purchase?

A: Banks typically require:

Financial Documentation:

Proof of income and employment
Bank statements and credit history
Property valuation and survey reports

Property Documentation:

All legal documents mentioned above
Building approvals if construction is planned
Insurance arrangements for the property

Apartment Purchase Questions & Answers

Q: What certificates should I verify when buying an apartment?

A: Check these essential registrations:

Condominium Management Authority (CMA) Registration:

Completed projects must have Certificate of Conformity (COC)
Ongoing projects should have provisional/semi certification
Verify project is legally recognized by CMA

Building Compliance:

Ensure building meets safety standards
Check fire safety and emergency exit compliance
Verify structural engineering approvals

Q: How do I assess the condition of an apartment building?

A: Conduct thorough inspections:

Structural Assessment:

Look for cracks in walls, ceilings, or foundations
Check for water damage or moisture issues
Examine balcony and common area conditions

Warranty Coverage:

Verify if apartment is under developer’s warranty
Check warranty period and coverage details
Understand what repairs are covered

Q: What financial obligations should I understand?

A: Clarify these ongoing costs:

Monthly Charges:

Service and maintenance fees
Utility charges and meter readings
Management company fees

Outstanding Payments:

Verify all dues are cleared by previous owners
Check for any arrears or pending payments
Ensure no outstanding maintenance fees

Q: How do I evaluate apartment management quality?

A: Research the management structure:

Management Authority:

Check reputation and track record
Review maintenance quality and responsiveness
Assess financial management of the building

Resident Relations:

Speak with current residents about satisfaction
Review management company policies
Check complaint resolution procedures

Legal and Administrative Questions

Q: What if there are errors in the property deed?

A: Address documentation issues:

Name Corrections:

Spelling errors can be corrected through Deed of Rectification
Ensure all names match official identification documents
Use qualified legal assistance for deed corrections

Boundary Disputes:

Resolve any boundary disagreements before purchase
Conduct professional surveys if needed
Ensure survey plans match physical boundaries

Q: How do I protect myself from property fraud?

A: Take these precautions:

Legal Verification:

Hire experienced property lawyers
Verify all documents with relevant authorities
Check seller’s legal right to sell

Due Diligence:

Research property history thoroughly
Check for any pending legal disputes
Verify all taxes and fees are current

Q: What location factors should influence my decision?

A: Consider these practical aspects:

Accessibility:

Distance from main roads and highways
Public transportation availability
Traffic patterns and congestion

Amenities:

Proximity to schools, hospitals, and shopping
Banking and financial services nearby
Recreation and entertainment facilities

Future Development:

Planned infrastructure projects
Zoning changes and development restrictions
Potential for property value appreciation

Q: When should I walk away from a property deal?

A: Consider these red flags:

Legal Issues:

Unclear or disputed ownership
Outstanding legal cases or liens
Missing or invalid documentation

Physical Problems:

Serious structural defects
Environmental hazards or contamination
Inadequate utility connections

Financial Concerns:

Price significantly above market value
Hidden costs or unexpected fees
Poor potential for return on investment

Final Checklist Before Purchase

Q: What’s my final verification checklist?

A: Complete this comprehensive review:

Documentation Complete:

All legal documents verified by lawyer
Survey and valuation reports obtained
Local authority approvals confirmed

Financial Preparation:

Loan approval secured (if applicable)
All costs calculated and budgeted
Insurance arrangements made

Property Condition:

Professional inspection completed
All defects identified and addressed
Utility connections verified and tested

Legal Clearance:

Title search completed successfully
No outstanding legal issues
Transfer process ready to proceed

Remember: Property purchase is a significant investment. Never rush the process, and always seek professional advice when in doubt. Take time to verify every aspect thoroughly before making your final decision.