NRI buying a plot in Bengaluru: power of attorney and remote purchase checklist
- Last updated
- 4 November 2026
An NRI can arrange a purchase from abroad, but a power of attorney only gives someone authority to act. It does not transfer ownership, which needs a registered sale deed. Use a registered, narrowly drafted power of attorney and have your own lawyer review it.
Why remote buyers need extra care
You cannot walk the plot, meet the society's office, or sit with the sub-registrar. That makes it more important to put every promise in writing and to have an independent lawyer in Bengaluru on your side.
Power of attorney: what it is and is not
- It authorises a named person to act for you. It does not make you the owner.
- Ownership moves only through a registered sale deed.
- Prefer a special power of attorney that names the plot and lists the exact acts allowed.
- The document should be registered where the law requires, and the formalities for signing abroad depend on the country. Your lawyer should confirm them.
- A power of attorney can end on revocation, completion of its purpose, or the death of either party. Check it is still valid at the date of registration.
Be careful with any arrangement where you are asked to pay in full against a power of attorney alone, or where the seller is not the registered owner. Insist on a registered sale deed in your name.
A remote buyer's checklist
- Ask for the documents in the documents-to-ask table and have your own lawyer read them.
- Read the society bye-laws and confirm that you can be admitted as a member. See can the public buy in a society layout.
- Get the dated instalment schedule in writing. See the payment schedule.
- Pay only by bank transfer to the society's account and keep every receipt.
- Send someone you trust to visit, using the site visit checklist.
- Speak to a chartered accountant about tax on the purchase and any later sale.
Questions people ask
Does a power of attorney make me the owner?
No. A power of attorney authorises someone to act for you. Ownership passes only through a registered sale deed in your name. The Supreme Court held in 2011 that sales based on general power of attorney arrangements do not transfer ownership.
General or special power of attorney?
A special power of attorney limited to one named plot and specific acts is generally safer than a broad general one. Have your lawyer draft it.
How do I pay as an NRI?
Payments are generally made through regular banking channels from your NRE or NRO account. Confirm the current rules and tax treatment with your bank and a chartered accountant before you transfer money.
Can I visit before deciding?
It helps a great deal. If you cannot travel, send a trusted person with the site visit checklist and ask for dated photos and a video.