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Understanding the Ferfar Document in Maharashtra: A Beginner's GuideKey Budget Highlights: Boosting Affordable Housing and Modernizing Land Records
On July 23, Finance Minister Nirmala Sitharaman delivered a significant speech outlining the government's plans to boost affordable housing and modernize land records. Here's a simplified overview of the key points:
Introduction of Bhu-Aadhaar and Land Record Digitization
To streamline land administration, the government proposed the introduction of a unique identification number for land in rural areas, known as 'Bhu-Aadhaar.' This will be part of a broader effort to digitize all land records in urban areas. Such reforms are expected to simplify land transactions and increase transparency.
For rural areas, the focus will be on:
- Creating a land identification system (Bhu-Aadhaar) for better land management.
- Digitizing cadastral maps to accurately reflect land ownership.
- Surveying and updating land records as per current ownership.
- Establishing a land registry and linking it to farmers' records.
Urban areas will see:
- Digitization of land records with GIS (Geographic Information System) mapping.
- Implementation of an IT-based system for property records and tax administration, which will improve the financial position of urban local bodies.
Incentives for States and Reforms
The Finance Minister mentioned that states will be incentivized for implementing land-related reforms over the next three years. This includes both rural and urban areas, covering aspects like land administration, urban planning, and building regulations.
Urban Development Proposals
Under the PM Awas Yojana Urban 2.0, the government plans to address the housing needs of 1 crore urban poor and middle-class families. This initiative will involve an investment of ₹10 lakh crore, with a central assistance of ₹2.2 lakh crore over the next five years. Additionally, there will be provisions for interest subsidies to make housing loans more affordable.
Impact on the Real Estate Sector
These measures are expected to boost home-buyer sentiment across major cities by rationalizing stamp duty and supporting women homebuyers. The digitization of land records and the introduction of new technologies will enhance transparency and efficiency in the real estate sector.
Conclusion
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6 Things to look for while buying agricultural land in Maharashtra
Investing in agricultural land in Maharashtra can be a lucrative venture, but it also involves certain complexities and legal considerations. You must be well-informed and diligent to ensure a successful purchase and minimize potential issues. This article will explore six critical factors you should thoroughly assess before buying agricultural land in Maharashtra.
Understanding the Risk of Disputed Land
Purchasing disputed land can lead to lengthy legal battles and financial losses. Before finalizing any deal, conduct a thorough title search and consult legal experts to ensure the land is free from disputes or litigation. Protect yourself from potential headaches by choosing land with a clear and undisputed ownership history.
Know the Different Laws for Buying Agricultural Land in India
India has diverse regulations regarding the purchase of agricultural land, with specific nuances varying from state to state. In Maharashtra and Karnataka, only registered farmers are allowed to buy agricultural land. Non-compliance with this rule can result in severe consequences, including forfeiture of the land. Familiarize yourself with the local laws and eligibility criteria to make a well-informed decision.
Verify the Land's Marketable Title
When buying agricultural land, remember that you are not purchasing it for residential purposes. Marketable title ensures the seller has undisputed ownership rights and can legally transfer the property.
Understand the Conversion Process for Residential Use
If you plan to use agricultural land for residential purposes, be prepared for additional procedures. The conversion process involves obtaining relevant permissions and adhering to specific guidelines set by local authorities. Present a well-structured proposal and state your reasons for the change to expedite the process.
Obtain NOC from the Township to Avoid Legal Trouble
Before making any changes or utilizing agricultural land for different purposes, you must obtain a No Objection Certificate (NOC) from the township. This certificate ensures that your plans are in accordance with local zoning regulations and that the authorities have no objections to your intended use of the land.
Use Agricultural Property for Agricultural Purposes to avoid legal hassles
The process of converting agricultural land can be time-consuming and filled with bureaucratic hurdles. Verify the seller's credibility and the land's records to minimize potential risks and ensure a smooth transition.
FAQs
- Can I buy agricultural land in Maharashtra for non-agricultural purposes?
No, Maharashtra's laws stipulate that only registered farmers can purchase agricultural land for agricultural purposes. Using the land for non-agricultural purposes can lead to serious consequences, including losing the land.
- How can I verify the marketable title of the land I wish to buy?
To verify the marketable title, engage the services of a title agency or a legal expert who can conduct a thorough title search. Additionally, consider obtaining title insurance for added protection.
- What is the importance of obtaining a NOC from the township?
Obtaining a NOC is crucial as it confirms that your proposed land use complies with local zoning regulations and has no objections from the authorities.
- Can I convert agricultural land to residential use in Maharashtra?
Yes, converting agricultural land to residential use in Maharashtra is possible, but the process involves obtaining the necessary permissions and presenting a compelling proposal.
- What are the potential risks of purchasing disputed land?
Buying disputed land can lead to prolonged legal battles and financial losses.
- Why should I use agricultural land for its intended purpose?
Using agricultural land for its original purpose reduces complexities and unwanted risks associated with the conversion process. Verifying the seller's credentials and the land records is advisable to ensure a smooth transaction.
Purchasing agricultural land in Maharashtra can be rewarding, but it requires careful consideration and adherence to legal regulations. You can secure a successful acquisition by avoiding disputed land, understanding state laws, verifying marketable titles, and complying with the conversion process. Remember to obtain NOCs when necessary and use the land for its intended purpose to reduce potential hassles. By partnering with Genuine Plots, you can avoid the pitfalls of buying disputed land, navigate state laws' complexities, and confidently verify marketable titles
15 Must Know Criteria for Purchasing Agricultural Plot in Maharashtra
- 7/12 Extract - Can be acquired from the nearby Talathi office or conveniently downloaded from the website - https://mahabhulekh.maharashtra.gov.in/. To obtain it, you must have the District name, Taluka, Village name, and Gat/Sr number or Owner's Name readily available.
- 6/12 Extract - Also known as Fer Far, Mutation extract, Hakka Patra, or D Patrak, contains multiple entries documenting the transfer or creation of various rights to legal heirs or land purchasers.
- 8-A Extract- Provides comprehensive information about land revenue tax, crop types, owner names, and more.
- Land Revenue Tax Receipts-The Tahsildar issues official receipts for land revenue tax payments.
- Soil Testing-If the Land is for crop cultivation, conduct soil testing.
- Reservations or Acquisitions - Check if any portion of the Land has been acquired by P.W.D, Panchayat, Irrigation, State Government, or other entitie.
- Agricultural Land Ceiling-The land size must comply with the Land Ceiling Act of Maharashtra.
- Litigations-Prior to proceeding with the sale deed of the land thorough examination of any existing litigations is crucial.
- Gaon Nakasha-The map is essential for pinpointing the land's location within the village.
- Original Title Deed -A legal advisor must verify the Original title deed to avoid legal disputes.
- Access Roads - Obtain confirmation from the Revenue office and maintain a record of the approach road in Register-26 of the Panchayat office.
- Original Title, Deed-The legal advisor must examine the original title deed to ensure the land is free from any legal disputes and possesses a clear title.
- Disputes relating to boundaries -Settle these types of disputes well in advance before commencing the sale deed process.
- Claims from outsiders – Before the sale deed, it is important to resolve any claims such as boja, isaar, power of attorney, or any other legal claims.
- Family disputes – It is crucial to address and resolve any family disputes, joint-ownership issues, succession entries, and related matters well before the sale deed.
Zoning laws are regulations established by local municipal governments or other authorities at the local level. These laws govern the allocation and utilisation of land as well as the construction of buildings within a specific area.
Through the process of zoning, authorities delineate various zones where distinct patterns of land use are prescribed and enforced.
Why Zoning law?
Zoning laws are found in many places around the world. They are rules that aim to control how land is used in different neighbourhoods. For example, these laws might prevent a store or business from opening up in a residential area. In some areas, zoning laws also set limits on how tall buildings can be by specifying the maximum amount of space they can occupy on a certain plot of land.
Zoning laws can also determine things like the number of open green spaces, how many buildings can be in an area, what kinds of activities can happen, and the types of businesses allowed in a specific region.
The role of zoning laws in land use and market efficiency
Zoning laws can also limit the number and type of pets that people can have. For example, in a city neighbourhood, there might be rules against keeping cows or buffaloes as pets, but in a rural area, these rules might not apply.
In other words, if we allow the market to decide, buildings like tall apartment complexes would be constructed in areas where there is a high demand for housing, and factories would be built in places where it's most economically sensible to have them. The argument is that this approach leads to more efficient land use patterns.
Challenges of zoning laws
Zoning laws in India sometimes hinder efficient land use practices. The allowed height of buildings is often kept low, even in the busiest cities.
Moreover, these restrictions are sometimes not strictly enforced. In developed countries, developers are typically required to provide the necessary public facilities when constructing tall buildings.
However, this is not always the case in major Indian cities. For example, developers may neglect to include sufficient parking spaces in their projects.
Conclusion
Understanding zoning laws is crucial for navigating land use regulations in India. While these laws aim to control and organise development, challenges such as building height restrictions and enforcement issues need to be addressed to ensure efficient land use and the provision of essential amenities in urban areas.
Developing a balanced approach that considers market dynamics and public welfare is key to achieving optimal land use patterns and sustainable urban development.
Why is the 7/12 Extract Document vital for property owners in Maharashtra
The 7/12 extract is an important document providing detailed information about a specific land in Maharashtra, India.
It includes essential details such as the survey number, area, and the current owner's name. This extract is actually a combination of two forms: Form 7 and Form 12. Form 7 contains information about the landowner and their rights. It covers details such as the owner's name and any rights or claims they may have on the land. On the other hand, Form 12 provides specific information about the type of land and its designated usage.
This helps determine if the land is meant for residential, commercial, agricultural, or other specific purposes.
Saat- Baara- Utara
In Maharashtra, the regional term for the 7/12 extract document is "Saat-Baara-Utara." It is maintained by the revenue department of the state for the purpose of tax collection. The document is usually issued by the Tehsildar or the relevant land authority.
If someone wishes to obtain a copy of the 7/12 extract, they can pay the official fee. Alternatively, they can file a petition under the Right to Information Act to request a copy of the document.
Importance of 7/12 Extract Document
The 7/12 Extract Document serves various important purposes related to land ownership and transactions in Maharashtra:
- It acts as proof of ownership, providing concrete evidence of who owns the land. This is crucial when dealing with property-related matters.
- It contains valuable information about the land type and the permitted activities on the land, such as whether it is designated for residential, commercial, agricultural, or other specific purposes. This helps individuals make informed decisions about land use and potential investments.
- The 7/12 Extract Document is often required during property sale transactions, as it verifies the ownership and details of the sold land. It is also vital when applying for bank loans, as it provides the necessary information to assess the land's value and potential risks. The document can be used as evidence to resolve land ownership or usage disputes in civil litigation cases.
- The extract is a valuable source of agricultural information, as it contains details about the land's agricultural potential, including its classification and history of cultivation.
To obtain the 7/12 Utara online in Maharashtra, follow these steps:
- Visit the official MahaBhulekh website, the land record portal of Maharashtra.
- Follow the provided instructions to access and download the required 7/12 extract online.
Step 1- Visit the bhulekh.mahabhumi.gov.in
Step 2 -Select the relevant section from the homepage based on your location, such as Amravati, Aurangabad, Konkan, Nagpur, Nashik, or Pune. Once you have chosen the appropriate section, click on the "Go" button.
Step 3-After accessing the specific section on the MahaBhulekh website, navigate to the 7/12 option. From there, you must select the district, taluka, and village corresponding to the land you are interested in.
Step 4- To search for the 7/12 extract, use the Survey Number, First Name, Middle Name, Last Name, or Full Name, and fill in the corresponding details. Required details will be displayed like this
Here’s everything that you need to know
Investing in Pune's real estate market can be profitable, thanks to its growing population, strong economy, and robust infrastructure. However, it's important to be aware of the risks involved.
This guide explores Pune's real estate trends, opportunities, and challenges. We'll highlight the best areas to invest in and discuss various types of real estate investments.
Additionally, we'll provide strategies to maximise returns and offer insights to help you make informed investment decisions.
Opportunities in Pune's Real Estate Market
- Growing demand for affordable housing: The increasing population in Pune has created a strong demand for affordable housing options, presenting an opportunity for developers and investors to cater to this segment.
- Range of projects for affordable housing: Developers are focusing on offering a diverse range of projects that cater specifically to the affordable housing segment, providing investors with various options.
- Increase in the supply of affordable homes: The Pune real estate market has seen a rise in the supply of affordable homes, which not only meets the demand but also allows investors to tap into this growing market.
- Rise of smart and sustainable developments: Pune is embracing smart and sustainable developments, incorporating energy-efficient appliances, water conservation systems, and waste management systems.
Challenges in Pune's Real Estate Market
- Cost of development and property prices: The high demand for housing and the need for infrastructure development has driven up the cost of development, which can impact property prices and potentially affect investor returns.
- Fluctuation in property prices: Property prices in Pune's real estate market can be influenced by market conditions, economic trends, and government policies. Investors should be prepared for potential fluctuations and factor them into their investment strategies.
Types of real estate investments in Pune
- Apartments: Pune's real estate market offers a plethora of residential complexes and apartments. These modern complexes have various amenities, providing residents with a convenient and comfortable living experience.
- Plots: Investing in plots is a viable option for those who prefer to build their own homes. Pune offers plots of various sizes in different locations, allowing buyers to choose according to their preferences.
- Commercial Spaces: Pune's real estate market also caters to investors interested in commercial properties. There are ample options available, including office spaces and retail spaces.
Strategies for maximising returns
- Rental Income: Invest in high-demand properties such as apartments or commercial spaces that tenants can rent out. Rental income can help offset investment costs and provide a steady income stream.
- Capital Appreciation: Look for properties with the potential for capital appreciation, where the property's value increases over time. Factors like rising demand, economic growth, and infrastructure development can contribute to the appreciation in property value, allowing investors to profit from their investment when selling in the future.
Risks and challenges of investing in Pune real estate
- Market Fluctuations: Unpredictable changes in demand, interest rates, and economic factors can lead to sudden drops in property prices and impact the value of investments.
- Property-related Risks: Zoning changes, environmental issues, and title problems can affect the value and viability of a property, making it challenging for investors to sell or rent it out.
- Property Acquisition: Finding the right property that meets investment criteria, such as location, price, and potential for growth, can be a challenge in a competitive market.
- Tenant/Renter Management: Managing tenants or renters can pose challenges such as dealing with late payments, property damage, or tenant turnover, impacting rental income and property maintenance.
- Property Maintenance: Regular property maintenance, repairs, and renovations can be time-consuming and costly, requiring ongoing investment and attention.
With Genuine Plots experts by your side, mitigate risks and confidently reach your investment goals. Our commitment to transparency ensures smooth transactions, genuine guidance, and a seamless experience in buying and selling land.
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