What are the legal checks before buying land in Nagpur?
If you’re considering buying land in Nagpur, here’s a comprehensive yet concise legal due diligence checklist tailored to Maharashtra that can help ensure your investment is secure:
Essential Legal Checks Before Buying Land in Nagpur
- Title Verification & Ownership Chain
- Examine the chain of title documents such as sale deeds, gift deeds, partition deeds, and will spreferably covering 30 years to ensure clear, marketable ownership.
- Verify original documents, not just photocopies. If originals are missing, insist on a public notice and legal affidavit.
- Encumbrance Certificate (EC)
- Obtain an EC for the past 30 years from the sub-registrar’s office; this reveals any mortgages, dues, or legal liabilities attached to the property.
- Land Revenue & Mutation Records
- Check the 7/12 extract (Satbara Utara) for rural land or the Property Card for urban land to confirm ownership and details.
- Review mutation entries, “other rights” (इतर हक्क), and check for third-party claims.
- Land Use & Zoning Compliance
- Confirm the land’s zoning: residential, agricultural, commercial, or industrial, as per the local developer authority or NMRDA master plan.
- If the land was agricultural, ensure NA (Non-Agricultural) conversion is in place for intended usage.
- Collector Land (If Applicable)
- If the land comes under government grant or Collector land:
- Ensure you have the original Collector’s grant (Sanad) and understand any transfer restrictions.
- Confirm that the Collector’s NOC and associated dues like premiums (nazirana) are cleared.
- If the land comes under government grant or Collector land:
- Physical Survey & Site Verification
- Conduct a physical boundary check via a government-approved surveyor.
- Compare measurement and layout with official records to rule out encroachments or discrepancies.
- Tax & Utility Dues
- Collect property tax receipts and proof that all dues to the municipal body or RWA are cleared.
- Ensure water and electricity utility bills are up to date as you may become liable post-purchase.
- Litigation & Dispute Check
- Conduct thorough litigation search in local courts and revenue authorities to ensure the property isn’t under any legal dispute.
- Possession and Occupancy
- Confirm that the seller has actual physical possession of the land and that there are no adverse occupants or squatters.
- Public Notice for Claims
- Optionally, publish a public notice in a local newspaper to invite any claims before completing the purchase.
- Professional Legal Assistance
- Engage a specialized real estate lawyer to vet all documents, identify legal risks, and ensure the transaction is clean.
Summary Table
| Checkpoint | Why It Matters |
|---|---|
| Title Deed & Ownership Chain | Ensures seller’s clear right to sell |
| Encumbrance Certificate | Identifies any legal or financial liabilities |
| 7/12 / Property Card & Mutation | Validates ownership and identifies claims |
| Zoning & Land Use Compliance | Legal alignment with intended use |
| Collector Land Checks | Avoids invalid transactions on government land |
| Physical Survey | Confirms boundaries, prevents disputes |
| Tax & Utility Dues | Avoids assuming past dues |
| Litigation Searches | Prevents buying disputed property |
| Possession Verification | Ensures unchallenged entry |
| Public Notice | Further safeguards ownership rights |
| Legal Counsel | Expert validation and peace of mind |
