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What is Dakhil Kharij — and Why It Matters for Property Owners.jpg)
1. Ownership & Title Documents
Mother Deed Check and Original Title Deed
Verify the full ownership chain (at least 30 years, if feasible).
Verify that all documents have the same names, survey numbers, and plot details.
Check to see if he has the complete legal authority to sell the property.
2. Encumbrance Check
Get an Encumbrance Certificate (EC for at least 30 years.
There are no mortgages, liens, loans, court orders, or attachments
Verify with the records of the SRO
3. Property Tax & Bills
Property tax receipts are updated.
Request the last 3–5 years' tax payment history
Check for pending dues: electricity, water, society charges, maintenance
4. Verification of Land & Plot
Verify land classification: non-agricultural, NA-residential, NA-commercial, etc.
Check government records for restricted / acquisition zones
Verify property is not under forest land, ceiling land, grazing land, or CRZ restrictions
Check F-Line 7/12 Extract, Property Card, Mutation Entries
5. Legal Clearances
Confirm Approvals from Town Planning Department
Ensure that the approved plan/development permission is current
6. Verification of Seller's Identity
Verify the seller's PAN, Aadhaar, passport, and address proof
If co-owned, check consent from all co-owners
If a Power of Attorney is used, ensure:
- It is registered
- Seller is alive
- POA is specific to the property and valid
7. Verification against Government Records
Property matches records in the local revenue office
Verify mutation entries for accuracy, and update them
Confirm the property is not marked as disputed / government-owned / encroached
8. RERA Check (If Applicable)
Check the project and builder on the RERA website
Check:
- Approvals
- Project status
- Complaints
- Background history of litigation
9. Affidavit of Title
Obtain a legally notarised Affidavit of Title from seller
10. Physical Verification
Examine property lines with a certified surveyor
Verify that the fencing corresponds to the survey numbers.
Consult your neighbours for firsthand confirmation.
Check for disputed pathways or encroachments.
11. Lawyer Review
All documents to be verified by a property lawyer
Get a written Title Search Report
Certificate of Legal Clearance Final Step: Safe Payment
Make payments only through bank transfer
Never pay without an Agreement to Sell
Register the property immediately after payment
Land Fragmentation Reform of Maharashtra, 2025: A BIG BOOST FOR LEGAL LANDOWNERSHIP!
Key Highlights of the 2025 Amendment
- The Maharashtra Government formulated an important ordinance, which dealt with changing the Tukde Bandi Kayda with a aim towards more control in land subdivision.
Crackdown on Illegal Fragmentation
– This update will involve increased monitoring in land registration to ensure there is no sale of illegally fragmented agricultural lands.
Streamlined Registration Process
– New measures that make it easier to register land parcel ownership, ensuring that subdivisions can be traced legally.
Regularisation of Old Land Deals
- There are 49 lakhs of land parcels, and the state aims to address these, which were earlier stagnated due to restrictions on land fragmentation.
– Such changes are aimed at making sure the land records are up to date and that there is no uncontrolled fragmentation of agricultural land.
Improved Transparency for Buyers
- With clear regulations and regularisation in place, it is easy to confirm ownership and prevent illegal practices under the current system.
For safe and verified land buying, contact Genuine Plots.
Investment opportunity at Pune: Pune is a safe haven where one can expect appreciation along with good growth in
NRIs can buy residential and NA plots in the Pune district legally.
Top Investment Zones: Talegaon, Shirwal, Hinjewadi Phase 3, Pir
Always verify the sale deed, NA order, and 7/12 extract before purchasing a plot.
Prefer to stay in a gated environment with security arrangements.
Still have doubts? You can contact Genuine Plots for safe buying.
Eco-village concepts are popular for NRI weekend stays & retirement plans.
Ensure the project land type is NA-converted, not purely agricultural.
Check for amenities: solar, water, internal roads, security, and farming activities.
Look for RERA-registered eco-projects near major cities like Pune & Mumbai.
Still have doubts? You can contact Genuine Plots for safe buying.
NRIs cannot buy a farmhouse on agricultural land, but can buy:
Villa plots
NA farmhouse plots
Weekend home plots
Ensure the project is in the Residential/Agri-Residential/NA Zone.
Check for proper mutation entries and fencing.
Still have doubts? You can contact Genuine Plots for safe buying.
Telangana follows central FEMA rules—
NRIs cannot directly purchase agricultural land, plantation properties, or farmhouse plots.
Only resident Indian citizens are eligible to buy agricultural properties.
NRIs can inherit but cannot buy agricultural lands.
If you still want to have farmland, you should consider the 'Converted (NA)' or 'Farmhouse' plots because they are available for legal purchase.
Due diligence is essential because the titles, permits, and other regulations regarding the land should be checked.
Still have doubts? You can contact Genuine Plots for safe buying.
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