Purchase of a farmhouse plot in Maharashtra is a rewarding experience, but it is also accompanied by a high degree of documentation sensitivity, and thus, a farmhouse plot, agricultural land, NA conversions, and permission for farmhouses are governed by the Maharashtra Land Revenue Code (MLRC). Due diligence becomes a necessity and can help avert potential hassles of disputed land ownership, indivisible land, and even illegal constructions.
- Verify the 7/12 Extract (Satbara Utara)
The 7/12 extract is the primary land record for rural Maharashtra. It confirms:
ownership name(s)
total land area
type of land (agricultural / non-agricultural)
existing crops or structures
government or private claims
Use the Mahabhulekh portal to check the details digitally and compare them with the seller’s documents.
- Check the 8-A Extract
8-A document illustrates how much land is owned by the vendor within the village and also verifies that the vendor has any rights selling the land. If the land’s measurements in 8-A and 7/12 do not match, there could be issues or pending entries.
- Review the Latest Sale Deed (and Index II)
The registered Sale Deed acts as proof of ownership. Ensure:
name matches all land records sold to seller
signatures of co-owners (where applicable)
minors are not listed as owners
There is no mention of litigation.
Cross-verify the Index II on the IGR Maharashtra website.
- Confirm all Mutation Entries (Ferfar Patrak)
Information provided on the mutation records suggests past changes of ownership. To find:
pending mutation requests
objections raised by relatives or neighbors
gaps in ownership history
- Obtain a 13-30 Year Encumbrance
The EC shows whether it is mortgaged, loaned out, or disputed. For a farmhouse plot, a minimum of a 13-year EC is necessary. For costly purchases, a 30-year search is often requested.
- Verify Measurements (Gat Naksha / Measurement Map)
This ensures that the boundaries drawn match the actual place. A surveyor may be used to verify the points such as corners, roads, or fences.
- NA Order: Check the Non-Agricultural Order
A farmhouse can be constructed only after receipt of NA Order from the Collector. If the plot is still agriculture, ensure:
NA approval is already done, or
In other words, the seller undertakes the commitment to find its legal security.
Never take any verbal promises about a future NA conversion as face value.
- Understand Non-Agriculturist Restrictions
The key rules include:
Non-farmers can purchase agricultural land only after NA conversion.
Quite a few districts have a minimum of 2 acres for farmhouse permissions.
The land must not be subject to any Section 36 / 36A tribal restrictions
These factors should be verified by a legal authority to be in effect for the particular area.
- Local and Physical Verification
Go to the plot and confirm:
right of way
Boundary accuracy
water and road access
development nearby and restrictions
Also, confirm the pending issues with the Gram Panchayat and the Tehsildar.
Conclusion
Accuracy in verifying farmhouse plots in Maharashtra, such as verifying land records, mutation, encumbrance, NA status, and legal restrictions, is noted as an essential step. In search of safe, legalized, and proper options, explore Tattvana farmhouse plots in Kamshet, introducing you to boutique farmhouse plots with proper paperwork, planning, and documentation, ensuring a secure, seamless, and planned purchase experience.
