Buying Agricultural Land? Don’t Miss These Legal Rules

What Every Buyer Needs to Know About the Legal Aspects of Buying Agricultural Land in India Purchasing agricultural land for farming, investment, or the construction of a tranquil weekend home is a dream for many. But unlike buying residential property, agricultural land comes with its own set of legal rules and restrictions, especially in states like Maharashtra.  To avoid future disputes or financial loss, it is essential to comprehend these legal considerations.

🧾 1.  Who is eligible to purchase agricultural land? In the past, only agriculturists—or people whose families were involved in agriculture—were permitted to purchase agricultural land in Maharashtra. However, under Section 63 of the Maharashtra Tenancy and Agricultural Lands Act (MTAL), non-agriculturists can now purchase agricultural land with permission from the District Collector or by changing their status. Recommendation: If you're not a farmer, talk to a lawyer before doing anything.

📜 2.  Verification of the Title and Encumbrance Check Before finalizing a deal:
 Ownership, area, and usage rights can be found in the 7/12 Extract (Saat Baara Utara). Check to see that the land is not in dispute, in litigation, or mortgaged. Request an Encumbrance Certificate (EC) from the sub-registrar office for the past 30 years if possible.
 Verify mutation records (Ferfar) to ensure that revenue records accurately reflect the transfer of land.

🗂 3.  Important Land Documents That You Need to Check 7/12 Taken from Satbara Utara (Mutation Register) Ferfar Deed of Sale (a title document) NA Order (if necessary) Receipts of Taxes Encumbrance Certificate
 Village Map (to confirm location and boundaries)
 Certificate of zoning (particularly for development zones)

⚖️ 4.  Land Ceiling Laws
 There are limits on how much agricultural land an individual or family can own under Land Ceiling Acts.
 For example, in Maharashtra, the ceiling is:
 54 acres for irrigated land 108 acres dedicated to dry land Buying land beyond this limit is illegal and may result in cancellation or takeover.

 🔁 5.  Change from agricultural to NA land If you wish to build a farmhouse, resort, or any non-farming activity, you’ll need to apply for NA (Non-Agricultural) conversion.
 Apply to the Collector’s office Pay the costs of conversion. Get the NA order written down. Note: Only after legally acquiring agricultural land can you begin this.

📍6.  Restrictions based on location and zoning Some agricultural lands might be classified as: Green zone / Forest buffer
 Irrigation project areas
 Zones for coastal regulation (CRZ) Use, construction, and sale may be restricted in these zones. Always verify with local planning authority or tehsildar office.

 🛡 7.  Check for Inheritance or Co-Ownership Issues
 Agricultural land is often inherited and shared among family members.
 Verify that the seller is authorized to sell alone. Colleagues' No Objection Certificates (NOCs), if any, should be obtained.

✅ 8.  Registration of a Sale Deed and Stamp Duty Proceed with the sale deed once everything is in order: Draft it with legal support
 Pay proper stamp duty and registration fees
 The deed should be recorded at the Sub-Registrar's office. Update Ferfar and the 7/12 extract in your name after you've registered.

🧠 Final Thoughts
 Buying agricultural land in Maharashtra — or anywhere in India — is a wonderful opportunity if done legally and transparently.  Do not rush the procedure .

Always: Talk to a real estate attorney. Utilize reliable agents. Check each document. Today's legal due diligence could save you a lot of trouble in the future. Would you like me to translate this into Marathi, create a PDF version, or create an infographic that can be easily shared on WhatsApp or social media?