Without appoching broker how to buy land in chennai ?

Buying land is big bet in investment. I'm very hessitant going through broker since, I heared brokers take up a lump of money . For example if a land is selling for 3500 per sq feet. Broker will say 5000 per sq feet and take up 1500. That's unfair. I'll directly buy from seller instead. But how to buy ? Share your experience/guidance pls.