What is a Caveat? Blocking Land Fraud in Sri Lanka (2025)

The cheapest insurance for your land.

Fraudsters often sell land using forged deeds. The real owner finds out only when the bulldozer arrives. A Caveat prevents this.

It acts as a warning signal in the Land Registry. If anyone tries to register a new deed, the Registrar MUST notify you first.

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Table of Contents

1. How a Caveat Works
2. Why You Need One
3. Registration Process & Cost
4. Duration & Renewal

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1. How a Caveat Works

If you register a Caveat on your land:

1. Fraudster forges a deed and tries to register it.
2. Registrar sees your Caveat.
3. Registrar stops registration and sends you a notice.
4. You have 30 days to go to court and get an injunction.

Without a Caveat, the fraudster's deed would be registered, and you would have to sue them to cancel it (which takes 10+ years).

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2. Why You Need One

• Absent Owners: If you live abroad (Diaspora) or far from your land.
• Empty Land: Bare land is the #1 target for fraud.
• Disputes: If you are fighting a court case over the land, register a Lis Pendens (Suit Pending) or Caveat.

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3. Registration Process & Cost

1. Lawyer: You need a Notary/Lawyer to draft it.
2. Documents: Application proving your "caveatable interest" (ownership).
3. Cost:
   • Stamp Duty: Rs. 1,000 - 2,500 (depending on value).
   • Legal Fee: Rs. 5,000 - 10,000.
   • Total: Under Rs. 15,000. Cheap peace of mind.

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4. Duration & Renewal

Critical: A Caveat expires after 6 months (or sometimes 1 year depending on specific type, but assume need for renewal).

• You must RENEW it continuously if the threat persists.
• Many landowners abroad have a standing order with their lawyer to renew caveats annually.

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Protect your asset. Contact a Lawyer