These days buying an agriculture is made easy in southern states but one has to aware of all the documents to be checked and all the issues to be acquainted with. Here is a check list for any one planing to buy an agriculture land in southern states. Similar land documents may be exist in other states though with different names or titles.
Check the land extent, survey numbers, sub divisions and boundaries of the land that you are intending to buy and the revenue village in which it is located. It is important to ascertain whether the details of the land shown on the paper and the land on ground are the same. Village map, FMB( Field Measurement Book) and RSR(Resurvey Settlement Register) will help in knowing these details. Also, it’s helpful to get the land surveyed before proceeding to purchase.
Purchase of certain categories of land are high risk and even certain categories are prohibited or illegal to purchase also. Check whether the land which you are intending to buy falls under any of the prohibited or high risk categories. Government lands, lands assigned to the landless poor by government and forest land are the few categories of land which can’t be purchased . Inam lands, lands belongs to trusts, land belongs to producer companies and Dk patta lands are high risk to purchase. Only tribal can purchase land in Scheduled Areas (Tribal areas). The classification of the land can be ascertained from RSR, Adangal, IB register, Pattadar Pass Book and Title Deed. Do not come to any conclusion about the classification of the land just based on entries in Adangal.
By this we can able to check all the information is related to seller or not. For transparency and security, some state Govts ( AP) initiated pilot project called Bhudhar- Its a 11-digit unique number that will be issued for agricultural land. Survey and mapping of lands should be done in a foolproof manner to check irregularities in land transactions by satellite images of lands with longitude and latitude measurements. Its pilot project under NITI AYOG; soon this will be implemented across India.
A person who owns land can only sell it to others. Purchaser gets the same right which the seller has and if the seller has no right or has insecure right then the purchaser also gets no right or insecure right. Title Deed, Pattadar Pass Book, 1B register contains the details of the land owner. See all these three records in Online portals to know whether the seller is the real owner. Encumbrance Certificate also shows the name(s) of the owner(s) and earlier transaction on this land.
Check whether there are any existing claims or dispute on the land. Enquiry in Mandal Revenue office and also with neighbouring land owners may reveal any existing claims or disputes.
Get a detailed sale deed written with complete details about the land with boundaries and the particulars about the owners. Most of the agriculture lands are ancestral. Hence need to check ancestral rights too. Sale deed should be compulsorily registered. Unregistered sale transactions are invalid.
Apply to the Mandal Revenue Officer within 45 days from the date of registration in form 6A for making mutations in the land records and getting Pattadar Pass Book and update the records in online webportal. However, application can be made even after expiry of 45 days.
Get the land surveyed and sub-divided
Get your details entered in the Adangal/Pahani both online and physical register.
Obtain the certified copies of Adangal/Pahani, 1B register and FMB. Check the Adangal register every year to ensure that your name is in the record and also check the Online web portal while often. State Govts are doing proactive measures to check the status of the land very easily and at the same time safeguarding the land data records.