A GUIDE TO BUY AN AGRICULTURAL LAND

Buying land is not easy in India on every stage there is a probability of fraud which may lead to big losses or regular running to courts which can make your running life 'hell'. So avoid such fraud you need to check the related documents very carefully along with the physical location of the property/land.

Documentation check is most important and not just documents but name of real owners should remain same in all related documents and whenever you will see a mismatch of name then check for supporting documents and if the owner fails to provide such documents then never consider such property. Documents are listed below.

1. Jama Bandi/Khatauni: This document tell you the name of the owner.

Now this property could be ancestral, gifted or purchased whatever the previous chain is the name of the current owner should be there.

Sometimes in case of ancestral properties the name section shows the name of the person who passed away and the legal heir are selling the property without getting the name change done which may create a problem in future because you don't know how many legal heirs are there at present. 

Example: A Grand Father has 2 children and these 2 children have 2 children each, therefor after the death of grand father and his children current legal owners/heirs are 4 and out of these four 1 is trying to sell the property without informing other 3 legal heirs which is illegal and that is why name change is important because it reflects the name of all the current legal owners/heirs.

2. Khasra no. /Map / Naksha: It shows the location of the land

Check khasra no. on online masterplan and locate the property/land/plot and go to the physical location with Patwari to check the real location as per khasra no. and check the demarcated land, always check that there should'nt be any gutter/drain passing from the land.

3. Inteqal/Mutation: It shows how does previous person become owner, taxes & bills of the property

Now check the Current owner name as per Khatauni/jamabandi should be the same on mutation too and check the previous records too and every change in mutation should be as same as in khatauni, if not then check the supporting documents and clarify all doubts.

4. EC (Emcumbrance certificate): It will show you the status of Mortgage.

Ask for the EC record of last 15 years where you can see the records of previous loans or current running loans on the property, if any,. If you find any unclear loans on the property then ask buyer to clear them all before you buy such property.

Not just loans but it can update you with current running court cases or cases in past, if any.

5. 7/12 or Mother Deed/ Property Chain: Previous record of the Property

Ask for atleast last 30 years property chain and compare it to khatauni/Jamabandi, khasra no. and make sure every change in ownership in mother deed should match with all other documents like khasra & Khatauni.

Apart from from all these documents checks check for any will or stay order from any court this can be done talking to the neighbourhood of the property.

Patwari can also help you to give you the entire details of the property but sometimes newly joined Patwari may not give you required details in that case ask the contact no. of previuos Patwari to gather all the information.