First, Industrial land is zoned for industrial use and converted for industrial use. This is non-agricultural land in a location that is away from residences and a dense population to not cause a health risk for many people. Industrial land is a deep and complex subject and only an expert can help you acquire land suitable for industrial use. 

Let’s split this into 2 stages: Stage 1 which is before finalization –  what is required at this stage is to identify your industrial property using the pointers given below before spending on diligence processes. The preliminary information that’s to be gathered would be –

1. Location (Village name) Survey number, Address, Location coordinates: This helps in identifying the land and its surroundings and marks the first step to location and legal diligence
2. Extent of land – This tells us the size of the land parcel and its measurements
3. Zoning and conversion status: This is mandatory to ensure  whether the chosen land parcel is suitable for the intended use
4. Road width – This is done to check accessibility to the land parcel and also we need to check on any Government widening proposals to ensure no loss of land in the future.
5. Frontage – This is to check visibility, access, approvals and more
6. Ownership profile – This point is an important point to check if a single decision-maker owns the land or if there are many stakeholders  and what is the way forward to finalize the translation
7. Any gaps within the property – This is done by looking at the village map to check if any canals, cemeteries graveyards, temple land, kharab land or government land, high tension electric lines, oil pipes, etc within or adjoining the property as that could  impose development restrictions 
8. Sketch of the site – This is done to establish the boundaries and shape for the ability to use the property to its full potential.
9. FSI – This is to check about the available and achievable FSI to make the project viable.
10. Cost / Price – This final element is to check for financial viability.

Stage 2: The following needs to be checked while buying industrial land post-finalization:

1. Title due diligence entails confirming title papers, such as sale deeds, settlement deeds, inheritance and succession certificates, and so on, with the help of an experienced attorney.
2. Ownership of the land: It’s critical to patrol the perimeter and the actual land to look for encroachments.
3. Revenue records attesting to ownership and payment of taxes
4. Examining encumbrances with regard to ECs (encumbrance certificates) for government dues, mortgages, litigation, and titles
5. Planning permissions and plan sanctions must be checked for at the appropriate authorities to ensure that the property can be used for its intended purpose. This is known as approval diligence.
6. Registrar of companies, firms, etc. to search the entity that owns the property and make sure that all outstanding debts are paid
7. searches for unpaid government obligations, such as all taxes and obligations to the government – board resolution
8. It is required to publish a public notice in the top English and vernacular dailies to make sure the properties are free of any liens.
9. Land ceiling and government department searches to make sure the properties are not subject to any ceiling or acquisition due
10. Requests for information on any problems discovered on the subject property from nearby neighbors.

A good lawyer is a wise investment to ensure that your hard-earned money is not wasted and a good broker ensures the rest including viability and other hidden matters that are not visible to a lawyer or anyone else