Land Buying Process in Maharashtra | जमीन खरेदी करण्याची संपूर्ण प्रक्रिया (Step-by-Step Guide)

Land Investment is one of the most secure and profitable investment options in India. Whether you're buying agricultural land (शेती जमीन), NA plots (गृहबांधणीसाठी प्लॉट), or farmhouse plots near Mumbai, Pune, Nashik, Nagpur, or Konkan, it's important to follow a transparent and legal procedure.

     Table of Contents

1. Verify Seller’s Ownership | विक्रेत्याचा मालकी हक्क
2. Land Measurement & Boundaries | प्रमाणभूत क्षेत्र
3. Check 30 Years 7/12 Extract | ३० वर्षांचा सातबारा
4. Legal Search Report | सर्च रिपोर्ट
5. Title in Seller's Name | विक्रेत्याच्या नावावर जमीन आहे का?
6. Third-Party Rights | तिसऱ्या पक्षाचा हक्क आहे का?
7. Loans, Dues & Encumbrances | बोजा, कर, कर्ज तपासा
8. Disputed Land? | वादग्रस्त जमीन नाही ना?
9. Physical Visit | प्रत्यक्ष जमीन पाहा
10. Land Classification | जमीन कोणत्या वर्गात आहे?
11. Encroachments? | अतिक्रमण आहे का?
12. Public Notice | जाहीर प्रगटन
13. No Objection from Co-owners | सहमालकांची ना-हरकत
14. Road Access | रस्ता आहे का?
15. Map & Mutation Records | नकाशा व फेरफार
16. Khatewatap | खातेवाटप तपासणे
17. Consult a Lawyer | वकीलाचा सल्ला घ्या
18. Title Clearance | टायटल क्लिअर आहे का?
19. Registered Sale Deed | नोंदणीकृत दस्त
20. Talathi Office Entry | तलाठी नोंदणी

1. Verify Seller’s Ownership | विक्रेत्याचा मालकी हक्क आहे का?

Before you finalize any deal, verify whether the seller has legal ownership of the land. Check:

• 7/12 Extract (सातबारा उतारा)
• Power of Attorney (अधिकार पत्र)

Only a person whose name is legally mentioned in the documents can sell the land.

 2. Land Measurement & Boundaries | प्रमाणभूत क्षेत्र

Land area must be accurately measured. Use:

• Land Survey Records (भूसंवर्धन मोजणी)
• Boundary demarcations
• Compare with government records.

3. Check 30 Years 7/12 Extract | ३० वर्षांचा सातबारा

Examine historical 7/12 documents for up to 30 years. Ensure:

• No legal disputes (विरोधाभासी मालकी)
• Clear ownership trail

4. Legal Search Report | सर्च रिपोर्ट

Take help from a property advocate for:

• Search report
• Mortgage/lien check
• Title issues

5. Title in Seller's Name | विक्रेत्याच्या नावावर जमीन आहे का?

If there are multiple owners (सहमालक), get NOCs from each. Joint land ownership needs collective approval.

6. Third-Party Rights | तिसऱ्या पक्षाचा हक्क?

Check for:

• Partition issues
• Inheritance claims
• Court cases (कोर्ट प्रकरण)

7. Loans, Dues & Encumbrances | बोजा, कर, कर्ज तपासा

Ask for:

• Boja-mukt certificate (बोजामुक्त प्रमाणपत्र)
• Tax clearance
• Avoid land under loan, lien, or dispute.

8. Disputed Land? | वादग्रस्त जमीन आहे का?

Visit the district court or talathi office to confirm whether any legal cases are going on related to the land.

9. Physical Visit | प्रत्यक्ष पाहणी

Never skip:

• Site visit
• Talk to locals
• Confirm land boundaries physically

10. Land Classification | जमीन कोणत्या वर्गात आहे?

Check if it is:

• Agricultural (शेती)
• NA / Residential
• CRZ Zone / Forest Land

11. Encroachments? | अतिक्रमण आहे का?

Physically inspect to confirm:

• No illegal possession (बेकायदेशीर अतिक्रमण)
• No disputes from neighbors

12. Public Notice | जाहीर प्रगटन

Before final registration:

• Publish a newspaper notice
• Ask for objections if any

13. No Objection from Co-owners | सहमालकांची ना-हरकत

In case of shared ownership:

• Collect NOC from all co-owners
• Without NOC, deal is incomplete

14. Road Access | रस्ता आहे का?

Check:

• Whether plot is landlocked
• Confirm legal access to main road

15. Map & Mutation Records | नकाशा, फेरफार

Ask for:

• Land maps (नकाशा)
• Group mutation records (फेरफार नोंदी)
• Satbara integration if applicable

16. Khatewatap | खातेवाटप

Important for family lands. Ensure proper division of accounts (खातेवाटप) in revenue records.

17. Consult a Lawyer | वकीलाचा सल्ला घ्या

Hire an expert in land law. They will:

• Cross-verify documents
• Provide legal opinion

18. Title Clearance | टायटल क्लिअर आहे का?

If all above checks are clean, then the title is clear. Only then move ahead with sale agreement.

19. Registered Sale Deed | नोंदणीकृत दस्त

Do this at Sub-Registrar's Office:

• Draft Sale Deed
• Pay stamp duty & registration fee

20. Talathi Office Entry | तलाठी कार्यालयात नाव लावा

After registration:

• Apply for name transfer
• Update 7/12 and 8A records

???? Conclusion

Buying land in Maharashtra can be one of the smartest investments – but only if done legally and carefully. Follow all these 20 steps to ensure you’re purchasing clean title, dispute-free, road-touch land with proper documentation.

???? For Land Legal Consulting, Farmer Certificate, and Plot Options in Maharashtra – Call/WhatsApp: 9136364715