How to buy agricultural land
How to buy agricultural land
By Mukesh Joshi
INVESTMENT in the agricultural land, as a real estate, can rated prime amongst many available, property-options . Realty, citizen are getting into cultivates like horticulture, dairyming ,forestry and farming, the fascination and expectations. This trend is emerging and increasing steadily . The businessmen, industrialists, builders and financiers are plunging into this various activity , with unknown enthusiasm . Even upper middle class is ushering into this traded investment land. Some have already jumped into it and some others are ready to jump to it. “ Farm-owner” seems to the newest status-symbol. How to acquire this enchanting a enthralling status symbol? There is an attempt to provide sidelines to an incumbent deciding to be the owner of an agriculture land.
Agriculture and human life have direct nexus since times immemorial and every civilization has robbed and prospered amidstesh forestry and agriculture . The propriety of foodcrops, fruits, flowers, seeds beans , leave, herbs, wood, fodder, timber etc. products grown on the earth is innumerable and catering too! Mother Earth has in there for us , various mineral and rental deposits beneath and, various crops and plants on the surface to supplement human life. Man was an agriculturist first and progressed to today’s level therefrom. Agricultural has several branches which can be enumerated as follows :- 1) Horticulture
2) Floriculture 3) Sericulture 4) vegiculture 5) Poultry-farming 6) Dairy Farming 7) Bee-keeping , etc.
Agriculture land and operations in Maharashtra are regulated by three pieces of legislation viz. 1)The Bombay Tenancy and Agriculture Lands Act, 1948 .2) The Maharashtra Land Revenue Code ,1966 & 3) The Maharashtra Agricultural lands (Ceiling on Holdings) Act, 1961. The legal terminology used in these legislations are briefly summarised here below for clearer understanding of the working and dealing later on.
The term “ Agriculture” carries the usual and popular meaning and includes horticulture too. Agriculture , thus , encompasses the raising of crops and grass and fruits and flowers, but it does not include allied pursuits like diary ,poultry , grazing , livestock-breeding and wood-cutting . However, the use of the land for the grazing of one’s own agricultural cattle abovestated definition should be applied to determine whether an activity or pursuit is Agricultural or otherwise.
The term “ land Revenue” means all sums or payments in money , received or legally climbable by or on behalf of the state Government from any person on account of any land or interest therein . The land revenue includescess , rate, premium, rent , lease-money ,quit rent , Judi or other fees and charges declared under any rule ,act, contract or scheme. Correspondingly, Non Agricultural Assessment Tax means the assessment tax fixed on any land put to use for a non-agricultural purpose.
Points to be considered, permissions to be obtained and documents to be prepared .
1) 7/12 Extract: This the basic document of title and recording a record of rights herein the A-land survey no . with Hissa No., Ghat No., measurement of A. Land area , name of the owner/ hold/tenant along with the types of the crop taken. It is available from the Talathin of the village . A. model 7/12 extract is given alongside.
2) 6 & 6/12 extracts: 6/12 extract denote s various mutation entries pertaining to different types of rights attached to or created or transferred to the legal heirs or other person in respect of particular land. It records how the A-Land has changed hands and what other rights are created on it. It is read in conjunction with the 7/12 extract.
3) 8/A extract : This is in the form of a booklet containing therein the details of Payments of Land Revenue tax, types of crop taken , owner’s name , etc. Together with 7/12 & 6/12 extract, 8/A extract gives a full view of the title.
4) Land Revenue Tax Receipts : They are issued to the agriculturists by the Talathin/ Tehsildar upon payment of Land-Revenue Tax and other cases if any.
5) Part – Village-Map & Block Plan:- This is to be obtained to locate , identify and tally the location of the A-Land vis- a-vis the Physical location of the A-Land.
6) Size, shape & dimensions of the plot:- There are to be noted with a particular view to determine and verify the access to the A-Land, existing or proposed . It should be tallied by an actual survey of the A-Land.
7) Access road & Internal roads :-There are to be confirmed by inquires with the neighbours, revenue officers and the right of way for a particular piece of A-Land.
Underground water search:- This can be carried out be a scientist or a water -diner and fix the point where to dig a well or a bore well for water supply.
9) Rainfall & Temperatures:- These should be noted under .These should be noted and understood with reference to the proposed crops to be taken. Areas of hazardous climatic conditions should be avoided .
10) Soil testing- This is very important in order to plan out the crop- pattern to be undertaken suitable to the qualities of the A- lands. This is done by government Agencies as well as private laboratories.
11) Reservations or Acquisitions , if any:- Road and other public purposes by P.W.D. , zilla panchayata ,dam, water ,projects , canals, forest, industrial zone. Etc. to be inquired with different concerned authorities viz. BMRDA, corporation , panchayata, states government .
12) Agricultural land ceiling :- categories of lands and respective limits to be ascertained and related. NOC to be obtained from the competent authority. The sale is always subject to and should confirm to the agricultural land ceiling act of the state Government .
13) Original title deeds:- These should be thoroughly checked by the competent legal advisor to determine the clear and marketable title of the A- Land.
14) Legal search report & public notice:- These are to be taken out to further investigate the title of the A-land under sale by an Advocate.
15) Encumbrances , if any:- Bank or private party mortgagee, charge, lien, etc. to be ascertained and should be settled before the deal is finalised or the document is registered.
16) Litigation at revenue courts, collector, mamlatdar, civil court or High court :-All the related paper should be studied to know the effect of these litigations on the title of the A-land under sale.
17) Demarcation and survey and boundary :- DILR and circle inspector are the authorities to conduct an official survey of the A-land by proper demarcation.
18) Disputes of boundary , if any:- These are essential to be sorted out and fix the Demarcation lines to know the exact boundaries form all sides.
19) Claims of outsiders, if any :- Any karja/boja on A-land by the Agriculturist should be settled first before the conveyance of the A-land.
20) Family disputes, if any:- There are to be know first and in advance to settle every concerned person’s individual and jointrights and interests before the payment is parted with .
21) Sale -permissions , if required :- This should be obtained prior to the completion of the sale of A-land. Other wise the sale may be declared null and void.
22) A-land belonging to cultivators:-This is also not saleable A-land . The collector or Revenue Tribunal doesn’t grant sale permissions to the cultivator to sell his land to anyone, usually. Therefore, A-land with Kul-holding u/s 32G should not be bought.
23) A-land belonging to Adiviasi:- These should never be bought by a non-Adiviasi can only sell to another Adiviasi.
24) Inami land :- Old conditions and new conditions are attached to such A-land and hence normally it is not advisable to buy such Inami land.
25) N.M. Permissions, if necessary:- For a bungalow or a farm house, Farm-house rules are made out and accordingly , the permission should be obtained .
26) An Agricultural only can buy an Agricultural land:- This is of paramount importance and hence only a farmer can acquire the A-land . A non farmer is not eligible to buy A-land without prior permission of the collector.
27) Valuation report of A-land:- This should be obtained from the registered valuer and the agreement should be made keeping in view this report or there about .
28) Agreement to sell:- This should be drafted, executed and registered by a competent Advocate putting there in all relevant terms and conditions .
29) Power of Attorney :- This should be obtained form the Vendors to the Buyers for necessary follow up at various revenue offices and other persons.
30) Indemnity Bond:- This is required in case , a certain condition is to be specifically fulfilled by the vendor in favour of the Buyer. A declaration -cum-Indemnity Bond should also be taken from the vendors , where necessary .
31) Deed of conveyance:- This is to be , finally , executed duly stamp -duty paid.
32) Registration of deed:- This conveyance must be duly registered with the registrar of assurances for the legal effect.
33) New 7/12 extract shall , then , reflect the name of the new-owner, i.e. the buyer.
Hello. May I know what are the legal procedure to be followed and formalities to be completed to get Farmer’s Certificate in Maharashtra. Kindly suggest how much time will it take to become Farmer and get Farmer’s Certificate.i have seen agriculture land in maharashtra which i am willing to buy but i and my family do not 7/12. and we are not farmers please help how to buy it
Hello Sir,
We had around 10acre of land in Humgaon, Karjat, which went out of our hand because of under Kul Kayada of Gov of Maharashtra.
Although we got few installments from the farmer who was cultivating crops. Post which the installments never reached us, my grand father then moved to Jhansi for job and so he and other family members couldn’t concentrate on the land thins, Now I posted in Pune and I am interested in it, we do not have the 7/12 extract with us, although the Kul Kayada document (Namuna Number 6) is with us which has my grand fathers name on it.
I have a question and need your help
Can I buy agriculture land on my name using this Namuna Number 6 document?
Namuna No 6 is with us which clearly says that my grand father was owner of this land. The letter is dated 15-07-1962.
Please advice.
Thanks.
Regards
Jalaj Karandikar
anyone interested in buying land in shahpur can contact me on my no.8080379079….
we deal in lands of all types and can give u a gr8 deal…..
after how much time can one can buy agri land after one sell his own agri land
Halo,
Thanks for providing assistance to all who really need right direction.
My query is : Can persons resident of Gujrat state buy agricultural
land ( non cultivable- for farm house / Cultivable for farming) in
Maharashtra. Pl comment.
Reagrds,
P.S.Khakhariya
Dear sir
i want to know the govt. Value of land in ballarshah in maharashtra.
Is there any site or place where i can enquire?
what are the documents required to make farmers certificate.
hi,
i am not a farmer and i want to purchase agriculture land what is the procedure to purchase it
or there is another way to buy it,
is it possible that first we N.A that plot and then purchase it?
please reply
3 Gunts this land registration in Karnataka
My father is farmer .but after marriage we are going to purchase agricultural land and my husband is not a farmer. can i buy agricultural land by giving my father 7/12 proof and my legal proofs of daughter.
please give me proper suggestion as early as possible
I have land of 14 acre in solapur in which there is my name is as a owner but in right hand there in kul name there is different ferfar no. guide about how can i know weather this land is under kul kayda or not, there is no mention 32 g
Hi, i want to purchase Agreeculture plot (5000 sq feet) at katrj saswad road pune maharastra.i have seen 2 3 plot but this plot zone is agreeculture so i have no idea how to purchase agreeculture land or can i purchase 5000(5 guntha) from 1 acer, is it possible ,if yes is it legaly ok or purchase or legale can we did purchase deed. so pls some one guide me or mail me on shitole_dip@rediffmail.com or call us 9923324332
i want to sell my agriculture land near haridwar-moradabad highway, near dhampur (distt. Bijnor). Please contact on my mail
(devendra885@gmail.com)
Hi, i am from UP but am a farmer over there. I do own ration card here , will it be safe for me
to buy agricultural lands.
plz do reply
Dear Sir,
I am a business man by profession and would like to by farm land and do farming. I nor my family have never owned any farm land ever. My intention is to grow farm products on a commercial scale and of best quality and I am very capable of increasing yield by 10x times than the average farmer farming the same crop. Please let me know if there is any law that does not allow me to buy farm land in Maharashtra.
Thanks for such valuable information. It will glad to visit your personal website or blog.
sir
i want to purchase agriculture land or a farm house budget is 5 lakh per acre and require 5 to 10 acre i am staying in mumbai and would like to have in 60 kms radius int persons having should call me or mail me with details cell no is 9821084264
regards H SAHANI
Hi,
Anyone interested to buy a plot of 21000 sq yard in prime location of South Delhi.
Located at Main Road.
Price: $5865.8/yard
Call +91-9711873205
I wish to buy Agriculure land around Karjat or Navi mumbai for growing vegetables. I do not own land. I am born in Maharashtra and has ration card of Nagpur area.Can I buy Agriculture land?
my brother in law want to become a farmer & want to purchse agriculture farm for him, he & his father have no farm in past. please advise how he is become a farmer.
Hello. May I know what are the legal procedure to be followed and formalities to be completed to get Farmer’s Certificate in Maharashtra. Kindly suggest how much time will it take to become Farmer and get Farmer’s Certificate.i have seen agriculture land in maharashtra which i am willing to buy but i and my family do not 7/12. and we are not farmers please help how to buy it
IF I BECOME THE FARMER FROM RAJASTAN STATE AND CAN I PURCHASED THE AGRICULTURE LAND IN MAHARASHTRA IS IT VALID OR NOT.
PL. HELP ME FOR THE SAME
RAMESH GOHEL 982 11 38093
May I know what are the legal procedure to be followed and formalities to be completed to get Farmer’s Certificate in Maharashtra. Kindly suggest how much time will it take to become Farmer and get Farmer’s Certificate.i have seen agriculture land in Igatpuri -maharashtra which i am willing to buy but i and my family do not 7/12. and we are not farmers please let know if i can buy this land. I am interested in poultary and goat farming along with farming…
Dear Sir,
I am a farmer in rajasthan and have agricultural land there, can I buy agricultural land in Maharashtra?
Dear Sir / Madam,
I live and bangalore and have never owned any land. I’m in service sector. Is it possible for me to purchase and own agricultural land for agricultural pruposes. what process is to be followed to own one? Thanks for the reply.
Can i know what types of land are there in India and what are their respective documents.
Can you suggest a website where i will get such information.
i want to know what is malki jamin and sannath amd such other types.
i required the farmer certificate, for purchase a land in maharastra.
Anyone wants to buy agri land in konkan may pl contact me on 9960114967. and anyone wants to sale agri land in india other than Maharashtra & Karnataka State. Sureshkumar Oswal 9960114967
l let us tell me anyone change the 1/12 extrct details
in maharashtra how i can become a farmer?
Hello. May I know what are the legal procedure to be followed and formalities to be completed to get Farmer’s Certificate in Maharashtra. Kindly suggest how much time will it take to become Farmer and get Farmer’s Certificate.i have seen agriculture land in maharashtra which i am willing to buy but i and my family do not 7/12. and we are not farmers please help how to buy it
My father & some people bought some agricultural land in the year 1989. Till date we havent got 7/12 extract done as we do not have farmers 7/12 extract. Kindly help me out in this case. What are the documents required for the above procedure.
hi
i whant to purchage land in nage pure Dt, rame take village.
how much stemp dutey i payed &how to regstar land
Anyone want to buy and want to farmer certificate in gujarat…
You have no land property in any state but you want to agriculture land holder certificate….
So pls contac me 919428835597
I am government officer in junagadh..
I give u properly true land holder certificate…
Pls
Welcome..
Hello. May I know what are the legal procedure to be followed and formalities to be completed to get Farmer’s Certificate in Maharashtra. Kindly suggest how much time will it take to become Farmer and get Farmer’s Certificate.i have seen agriculture land in maharashtra which i am willing to buy but i and my family do not 7/12. and we are not farmers please help how to buy it
Agar koi agriculture land property ka holder banna chata ho or ish se pehle kahi bhi land property ka holder na ho phir bhi banna chahta ho to mera contac kare i will give you agri land certificate ..
Its really true not froud..
Welcome
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I had to sell my agricultural land in maharashtra 7 years ago due to some financial trouble and I now want to buy agricultural land again.I do not have fresh saatbara but have my old saatbara and all other related papers.Am elligeble to buy land again.Pl.advice