Palampur sells itself. That is the problem — buyers arrive in April, fall for a view, and ask none of the four questions that decide whether the house is usable.
Winter access
Is the approach motorable in January? Not "is there a road" — is it cleared, and by whom. We have seen houses that are genuinely unreachable for six weeks a year.
Water rights
A spring is not a water connection. Ask whether the source is recorded, who else draws on it, and whether there is a sanctioned municipal supply as backup.
Who maintains the approach
If the approach crosses private land, the right of way must be in writing and registered. A customary understanding with a neighbour is not a right, and it does not survive that neighbour selling.
The estate boundary
Tea estate land carries its own restrictions on conversion and sale, and the boundary on the ground is not always the boundary on the map. We walk it with the revenue record in hand before we let a client make an offer.
None of this is a reason not to buy in Palampur. It is a reason to buy the right one.
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