Land Buying Checklist for First-Time Buyers in Sri Lanka

Before You Start Looking

• Decide your budget including legal fees (1–2%), taxes (approx. 8% on transfer), and surveying costs
• Decide what you're buying land for: residential construction, investment, or agriculture
• Choose your preferred districts and towns
• Set a realistic timeline - land transactions in Sri Lanka take 1–3 months

During Property Search

• View the land in person - never buy without visiting
• Visit at different times of day (morning traffic, evening lighting)
• Check the land during or after rain to assess drainage and flooding
• Talk to neighbours about the area's history and flood risk
• Confirm road access is tarred and direct

Document Checklist

• Title deed (original, not photocopy)
• Encumbrance certificate (last 25 years minimum)
• Approved survey plan (government-licensed surveyor)
• Up-to-date property tax receipts
• Certificate of conformity from local authority (if applicable)
• Seller's NIC or passport for identity verification

Engaging Professionals

• Hire a licensed notary for the deed transfer
• Optionally hire a property lawyer to review all documents
• Use a licensed government surveyor to verify boundaries on site
• Get a valuation from a licensed valuer if taking a bank loan

The Transfer Process

1. Negotiate price and sign a sale agreement (sale agreement / memo)
2. Pay an agreed deposit (typically 10–25%)
3. Complete document verification with your lawyer/notary
4. Pay stamp duty and registration fees at the Divisional Secretariat
5. Sign the transfer deed before the notary
6. Register the deed - you are now the legal owner

After Purchase

• Keep the original deed in a fireproof safe or bank safety deposit box
• Register for property tax in your name
• Fencing or physical demarcation of your boundary is strongly recommended