How to Check a Survey Plan in Sri Lanka (Complete Verification Guide)
How to Check a Survey Plan in Sri Lanka (Complete Verification Guide)
Would you buy a car without checking the engine?
Most land buyers in Sri Lanka focus entirely on the Deed and forget to properly verify the Survey Plan. This is a critical mistake. The Deed tells you who owns the land—but the Survey Plan tells you what the land actually is: its exact size, shape, boundaries, and legal encumbrances.
A fraudulent, outdated, or inaccurate survey plan can lead to boundary disputes, building rejection, and even complete loss of your investment.
In this guide, I'll show you exactly how to verify a survey plan before you hand over your money.
Table of Contents
- What is a Survey Plan?
- The 7-Point Verification Checklist
- Understanding Street Lines
- Physical Verification on the Ground
- Red Flags to Watch For
- Getting a Fresh Survey
- FAQs
- Pre-Purchase Checklist
1. What is a Survey Plan?
A Survey Plan is a technical drawing prepared by a Licensed Land Surveyor that shows:
- The exact boundaries of a land parcel
- The extent (size) in Perches or Square Meters
- Access roads and their widths
- Encumbrances like Street Lines, reservations, and servitudes
- The Plan Number registered with the Surveyor General's Department
Every legal land transaction in Sri Lanka requires a registered survey plan. When you buy land, the plan number is cited in the deed.
2. The 7-Point Verification Checklist
✅ Point 1: The Surveyor's Seal and License
Every survey plan must be signed and sealed by a Licensed Surveyor registered with the Sri Lanka Institute of Surveyors.
Check:
- Is the surveyor's name and license number visible?
- Is the license still valid? (You can verify at the Survey Department or via the Sri Lanka Institute of Surveyors)
- Is the seal clear and not photocopied?
✅ Point 2: The Plan Number (SG Number)
Every registered plan has a unique "Plan Number" assigned by the Surveyor General's Department.
Example: SG/2023/Col/12345
Check:
- Does the plan number on your document match records at the Survey Department?
- Is the plan cited in the deed's Schedule?
✅ Point 3: The Date
Survey plans have a "Date of Survey" indicating when the actual measurement was taken.
Rules of Thumb:
- Plans less than 10 years old: Generally acceptable for bank loans.
- Plans 10-20 years old: Banks may request a "Re-survey".
- Plans over 20 years old: Strongly recommend a fresh survey—roads widen, landmarks disappear, neighbors encroach.
✅ Point 4: The Extent (Size)
Verify that the stated extent matches what you're paying for.
Cross-check:
- Does the extent on the plan match the extent in the deed?
- Does it match the extent quoted by the seller?
💡 Pro Tip: If the deed says "12 Perches more or less" but the survey plan shows "10.5 Perches," the actual land is 10.5 Perches. "More or less" clauses in old deeds are often inaccurate.
✅ Point 5: The Boundaries
The plan lists boundaries by compass direction (North, South, East, West).
Check:
- Do the neighbors' names match current occupants?
- Has any subdivision happened since the plan was drawn?
- Are there any shared access roads or common walls?
✅ Point 6: The Access Road Width
This is crucial for building approval and bank financing.
Minimum Requirements:
- UDA/Municipal: Minimum 10 feet road width for residential building approval.
- Banks: Most banks require minimum 10 feet access for mortgage loans.
Check:
- Is the road width stated on the plan?
- Is the road public or private?
- If private, does the plan or deed include a "Right of Way" servitude?
✅ Point 7: Encumbrances and Reservations
Look for these critical markings:
- "Street Line": An area reserved for future road widening (see Section 3).
- "Reservation for Drains": Common in subdivisions.
- "Power Line Easement": Cannot build under high-tension wires.
- "Right of Way": A path through your land that others can use.
3. Understanding Street Lines (The Silent Killer)
The Street Line is perhaps the most important element on a survey plan—and the most overlooked.
What is a Street Line?
A Street Line is a boundary set by the Road Development Authority (RDA) or Urban Development Authority (UDA) indicating the future planned width of a road.
Example:
- Current road width: 15 feet.
- Street Line: Marked 30 feet from the road centerline.
- Implication: 7.5 feet of your land (on the road side) is effectively unusable.
The Impact
- Building Prohibition: You cannot construct any permanent structure between the road and the Street Line.
- Effective Land Loss: A 10-perch plot might only have 7.5 perches of buildable area after the Street Line deduction.
- No Compensation: The government doesn't pay you for this restriction until they actually acquire the land (which may never happen).
How to Identify on the Plan
Look for:
- A dotted line running parallel to the road.
- Words like "Street Line," "Building Limit," or "බීල්ඩින් ලිමිට්."
- A measurement showing the setback (e.g., "15ft from Road Center Line").
💡 Pro Tip: If the Street Line isn't marked on an old plan, it doesn't mean there isn't one. Request a Street Line Certificate from the local Municipal Council or UDA to confirm.
4. Physical Verification on the Ground
Never buy land based on paper alone. Always visit the site with the survey plan in hand.
Step-by-Step Physical Check:
Find the Boundary Markers (Pegs) Look for concrete or granite stones at the corners of the plot. These were placed by the surveyor.
Measure the Frontage Use a tape measure to verify the road-facing width matches the plan. If the plan says "40ft frontage," measure it.
Check for Encroachments
- Has the neighbor's fence moved onto your land?
- Are there any structures (sheds, walls) crossing the boundary?
Verify the Access Road
- Walk the entire access road from the main road to the land.
- Is it actually the width stated? (Roads often narrow over time due to neighbor walls).
- Is any portion blocked or disputed?
Talk to Neighbors They can provide valuable history—flooding, disputes, previous owners.
5. Red Flags to Watch For
| Red Flag | Risk | Action |
|---|---|---|
| No surveyor seal or illegible seal | Potentially fake plan | Request original or reject |
| Plan is 30+ years old | Boundaries may have shifted | Commission fresh survey |
| Extent on deed differs from plan | Could be overpaying | Use plan extent as truth |
| "Right of Way" through middle of plot | Third parties can cross your land | Negotiate price reduction |
| Street Line takes 30%+ of land | Very limited build area | Recalculate value |
| No Plan Number | May be unregistered | Do not proceed until registered |
| Boundary described by landmarks ("by the mango tree") | Vague, dispute-prone | Get re-survey with GPS coordinates |
6. When to Get a Fresh Survey
Commission a new survey (costs Rs. 15,000 - 30,000) if:
- The existing plan is over 15 years old.
- Boundaries are described using obsolete landmarks.
- The plan is damaged or illegible.
- There's a visible encroachment by neighbors.
- You're subdividing the land.
- You're getting a bank loan and the bank requests it.
How to Commission a Survey
- Contact a Licensed Surveyor (list available at SLIS or Survey General's Dept).
- Provide existing documents (old plan, deed).
- Surveyor visits site, measures using GPS/theodolite.
- New plan is prepared and registered with Survey General.
- Timeline: 2-4 weeks.
7. Frequently Asked Questions
Q1: Can I use a photocopy of a survey plan?
For your reference, yes. For legal transactions, no. Lawyers and banks require an original certified copy from the Survey Department or the surveyor.
Q2: What if the neighbor's fence is on my land?
This is an encroachment. You can:
- Negotiate with the neighbor to move the fence.
- File a case in court (expensive and slow).
- Negotiate a price reduction from the seller for the "lost" area.
Q3: How do I get a Street Line Certificate?
Apply at your local Municipal Council, Pradeshiya Sabha, or UDA office. Costs Rs. 500 - 2,000. Processing takes 1-2 weeks. This document confirms whether a Street Line affects your land.
Q4: Can I build right up to the boundary?
No. Building regulations require setbacks from boundaries:
- Front: 6-10 feet (depends on road width).
- Sides: 3-5 feet.
- Rear: 5-6 feet. These are in addition to Street Line setbacks.
Q5: What if my land has no access road shown on the plan?
This is a serious problem. Land without legal access is essentially landlocked. Banks won't finance it, and you'll have trouble building. Ensure access is documented—either on the plan or via a separate "Deed of Right of Way."
8. Pre-Purchase Checklist
Before signing any agreement, confirm:
- Survey Plan has valid surveyor's seal and license
- Plan Number is registered and verifiable
- Plan is less than 15 years old (or fresh survey commissioned)
- Extent matches the deed and seller's claims
- Access road is at least 10ft wide
- No Street Line or Street Line impact is acceptable
- Physical verification confirms boundaries and size
- No visible encroachments by neighbors
- No undisclosed easements or reservations
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