Buying land in Sri Lanka: the checks before you pay

Why the title search matters

Sri Lanka uses a deed registration system. The Land Registry records deeds against folios for each land, but registration does not guarantee that the seller owns the land. Your notary must trace the chain of deeds back, usually 30 years or more, to make sure the seller’s title is sound and that nobody else has a competing deed.

In areas brought under the Bim Saviya title registration programme, ownership is recorded in a title register instead, which is simpler to check.

Documents to ask for

• Copies of the seller’s deed and the prior deeds in the chain.
• The survey plan the deeds refer to, and ideally a fresh survey to confirm the boundaries on the ground.
• Land Registry extracts for the folios.
• Street line and non-vesting certificates from the local authority.
• Assessment tax receipts and, for apartments, the condominium plan and management corporation details.

Paying and registering

Pay the balance only when the deed is signed before the notary. The notary must send the deed for registration, and you should receive the registered deed and the folio reference. Stamp duty is payable on the transfer and is set by the Provincial Council.

Common problems

Undivided shares, where several co-owners hold the land together, may need a partition case before you can build. Access roads that are not legally reserved can leave you landlocked. Land with an unresolved estate needs probate or letters of administration first. Your notary or a property lawyer can tell you which of these apply.