How to Check Land Registry Extracts in Sri Lanka (Step-by-Step)
How to Check Land Registry Extracts in Sri Lanka (Step-by-Step)
The Deed is just a receipt. The Extract is the proof.
Many buyers make the fatal mistake of looking only at the Deed. But a Deed can be forged. The Land Registry Extract (Pathpathu) shows the official government record of ownership, loans, and caveats.
If the seller's name isn't in the Extract, they don't own the land. Period.
Table of Contents
- What is an Extract (Pathpathu)?
- Step 1: Get the Details
- Step 2: Apply at the Land Registry
- Step 3: Reading the Extract (The Hard Part)
- Online Verification (e-Land Registry)
- Common Red Flags
- FAQs
1. What is an Extract (Pathpathu)?
It is a chronological record of every transaction affecting a specific plot of land.
- Folio: The specific page/volume where your land is registered.
- Encumbrances: Mortgages, leases, or caveats registered against the land.
2. Step 1: Get the Details
You cannot search by address (e.g., "No. 15, Galle Road"). You need the Volume and Folio Number.
- Look at the previous deed.
- The last paragraph usually says: "Registered in Volume 1234 at Folio 56 at the Colombo Land Registry."
3. Step 2: Apply at the Land Registry
- Visit: The relevant Land Registry (e.g., if land is in Nugegoda, go to Delkanda Registry).
- Form: Fill a search application.
- Stamp Duty: Purchase stamps (usually Rs. 100 - 500 depending on years checked).
- Duration: Ask for a 30-Year Search. This is the standard for title clearance.
4. Step 3: Reading the Extract (The Hard Part)
The entries are handwritten (often messily).
| Column | Meaning |
|---|---|
| First Column | Date of Registration. |
| Second Column | Nature of Deed (Sale, Gift, Mortgage) & Notary Name. |
| Third Column | Value of Transaction. |
| Fourth Column | Name of Seller/Grantor. |
| Fifth Column | Name of Buyer/Grantee. |
Cross-Check: Does the "Buyer" in the last entry match the person selling you the land?
5. Online Verification (e-Land Registry)
The Registrar General's Department now offers an online portal (limited coverage).
- Visit
e-land.gov.lk. - Create an account.
- Pay online (Rs. 600+).
- Download PDF extracts (available mainly for Colombo/Gampaha currently).
6. Common Red Flags
- Missing Pages: "Folio Damaged" or "Missing Volume". This is suspicious. It might hide a past fraud.
- Caveats: Look for entries marked "Caveat" or "Lis Pendens" (Lawsuit Pending). Do NOT buy.
- Bank Loans: Check if a "Bond" (Mortgage) is registered and not cancelled.
7. FAQs
Q: Can I do this myself? Yes, but the handwriting is notoriously hard to read. It's better to pay a lawyer/clerk Rs. 2,000 to do it.
Q: How long does it take? Physical search: Same day or 1 day. Official Copy (Certified): 3-7 days.
Q: Why do extracts go missing? Old books disintegrate. Or, occasionally, malicious removal. If pages are missing, obtaining a "Title Report" becomes difficult.
Do your due diligence. Find Lawyer Verified Lands