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Section 25 of Property Registration in Maharashtra
In the state of Maharashtra, India, there exists a crucial law that aims to prevent the fragmentation of land into very small plots. This law restricts the sale or purchase of land measuring just 1 or 2 Gunthas (a unit of measurement used in India), unless prior permission is obtained from the collector or the competent authority. However, with the proper authorization, such transactions can be registered and made legally valid.
Understanding the Prevention of Fragmentation and Consolidation of Holding Act 1947
The core legislation governing land fragmentation in Maharashtra is known as the "Prevention of Fragmentation and Consolidation of Holding Act 1947." Under this act, each district in the state is assigned a standard minimum area of land, and the sale or purchase of land parcels smaller than this standard is strictly prohibited under Section VIII.
The Introduction of Section VIII-B
In 2016, the state government made an important addition to the Prevention of Fragmentation and Consolidation of Holding Act 1947. This addition came in Section VIII-B, which was introduced through a gazette notification. Section VIII-B clarified that the act does not apply to land designated for non-agricultural purposes, such as industrial or commercial use, within the boundaries of Municipal Corporations or Municipal Councils, or under the Maharashtra Regional Planning and Town Planning Act 1966.
Urban Areas and the Sub Registrar's Role
The law against land fragmentation was occasionally ignored in urban areas and areas of influence. Consequently, the Sub registrar, who handles property registrations, rejected transactions involving very small land plots that violated the act. This reinforced the importance of obtaining the necessary permissions for such transactions to be deemed valid.
Revenue Department's Role in Informing Registration and Stamp Duty Department
To ensure compliance with the law, the Revenue department informs the Registration and Stamp Duty Department about transactions involving land that falls under the scope of Section VIII-B. This exchange of information ensures that proper documentation and permissions are obtained for such transactions.
Transactions with Already Purchased Small Land Plots
If an individual desires to sell a piece of land they already own, and that land is smaller than the standard area defined by the act, they must seek permission from the competent authority or the Collector under Section VIII-B of the Act. This provision ensures that even previously acquired small land plots are subject to regulation to prevent fragmentation.
Demarcated Land and the Role of the Land Records Department
In cases where the Land Records Department has officially demarcated a piece of land with a separate boundary map, permission for its sale is not required. However, if the land was formed independently without the demarcation, dividing it will necessitate the approval of the Collector or the Competent Authority, as per a circular from the Inspector General of Registration.
FAQs
Can I sell a small piece of land without permission?
No, the Prevention of Fragmentation and Consolidation of Holding Act 1947 in Maharashtra prohibits the sale of land smaller than the standard area fixed for each district without prior permission from the collector or the competent authority.
Is the law applicable to non-agricultural land?
No, Section VIII-B of the Act states that the law does not apply to land designated for non-agricultural use, such as industrial or commercial purposes, within the boundaries of Municipal Corporations or Municipal Councils.
What happens if I buy a small plot of land?
If you purchase a plot of land that is smaller than the standard area fixed under the Act, you will need permission from the competent authority or the Collector under Section VIII-B of the Act if you wish to sell it in the future.
What is the role of the Sub registrar?
The Sub registrar is responsible for handling property registrations. In urban areas, the Sub registrar ensures that land transactions comply with the law against land fragmentation.
Do I need permission for already purchased small land plots?
Yes, even if you already own a piece of land that is smaller than the standard area, you must obtain permission from the competent authority or the Collector if you wish to sell it in the future.
Are there exceptions to obtaining permission?
Yes, if the Land Records Department has officially demarcated a piece of land with a separate boundary map, permission for its sale is not required.
Key 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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Understanding the Ferfar Document in Maharashtra: A Beginner's Guide
In Maharashtra, the Ferfar document plays a crucial role in managing land records. It's an official record that updates any changes made to the original land record known as the 7/12 extract. These changes could include updates in ownership, land type, boundaries, and other details.
Why the Ferfar Document Matters
The Ferfar document is important for several reasons:
- Keeping Records Updated: It ensures that land records are kept current, showing the latest information about who owns the land and how it's used.
- Legal Support: It provides legal clarity and support in property transactions and disputes, helping to resolve issues based on the most recent land record updates.
- Loan Applications: Banks often require the Ferfar document when approving loans secured against land. It shows that the property details are accurately recorded.
How to Get the Ferfar Document Online
Accessing the Ferfar document online is easy with these steps:
- Visit the Official Website: Go to the Maharashtra government's land records website.
- Select Your District: Choose the district where the land is located.
- Enter Property Details: Provide information like the survey number and village name.
- Find the Ferfar Option: Look for the option to view or download the Ferfar document.
- Download and Review: Once found, download the document and check that all details are accurate.
Conclusion
Understanding the Ferfar document is important for anyone involved in buying or selling land in Maharashtra. It ensures transparency and legal compliance in property transactions. For reliable advice on land records and property dealings, consider seeking assistance from professionals who can guide you through the process.
For personalized assistance with land records in Maharashtra, contact us today. Let's ensure your property transactions are based on accurate and verified land records.
The Maharashtra state government has launched an online platform called Bhulekh Mahabhumi to streamline the process of accessing state land records. This initiative aims to make it easier for farmers and landowners to manage their property details.
What is 8A in Land Records?
In land records, 8A Utara refers to a document containing crucial land ownership information. It includes the location, district, account number, taluka, village, and other relevant data. Both the 8A extract and the 7/12 extract are essential documents to establish ownership of land.
How to Obtain 8A Utara in Maharashtra:
- Visit the Mahabhulekh website.
- https://bhulekhmahabhumi.com/
- From the drop-down list on the homepage select your region.
- You will be redirected to a new page where you should choose the 8A option.
- Fill in the fields for village, district, taluka, and other required details.
- Enter your personal information such as first name, last name, account number, and full name.
- Provide your mobile number and select the '8A' option.
- Enter the security code and click "Verify Captcha to View 8A." The 8A details will then be displayed on your screen.
Importance of Form 8A Maharashtra:
- Legal Proof: It acts as evidence of land ownership, frequently needed for matters concerning property.
- Loan Availment: Having 8A helps in obtaining loans such as crop loans and educational loans.
- Government Record: It confirms that government files officially record your land details.
In conclusion, ensuring the correct land documents like 8A is crucial for securing your property rights and accessing financial benefits. If you need assistance verifying your land documents' legality, consider consulting with experts at Genuine Plots. They can help ensure your property transactions are legally sound and secure.
Understanding GST in Real Estate Impact on Land vs Plotted Developments
The introduction (GST) in India on July 1, 2017, brought significant changes to how taxes are applied in various sectors, including real estate. This blog aims to clarify how GST impacts the sale of land versus plotted developments under this new tax regime, particularly for buyers and investors.
GST does not apply to those looking to purchase vacant land without any additional amenities, such as roads or pipelines. This means buyers only need to pay stamp duty, a one-time fee paid to register the property. However, if the land is sold with developed features like infrastructure or services, such as roads and utilities, GST at 18% is applicable on the development portion.
CGST Act
According to the CGST Act, the sale of plain land without any construction is considered an immovable property and is exempt from GST. On the other hand, plotted developments that include added amenities are classified as a 'supply of service,' attracting GST on the development charges.
This distinction is crucial for both buyers and investors in real estate. Understanding whether GST applies can help in budgeting and making informed decisions. For those interested in straightforward land purchases, knowing there are no additional GST costs beyond stamp duty simplifies financial planning. Conversely, buyers looking at plotted developments with added amenities should be aware of the GST implications on the developed components.
Summary
In conclusion, while land transactions remain free from GST, plotted developments involving infrastructure additions are subject to GST at 18%. This clarity empowers buyers and investors to navigate the real estate market with confidence, ensuring they factor in all applicable taxes and costs before making their investment decisions. Understanding these nuances can lead to smarter financial planning and more informed property investments.
R-Zone stands for residential plots that are available for building homes in both urban and rural areas. In Maharashtra, special planning authorities like the City and Industrial Development Corporation of Maharashtra (CIDCO) and the Mumbai Metropolitan Region Development Authority (MMRDA) decide where these R-Zone plots will be located.
Types of R-Zone Plots
There are two main types of R-Zone plots:
Purely Residential (R1 Zone)
- Description: These plots are meant only for building homes.
- Location: They are within 12 meters of the nearest road in open areas, or 9 meters if the area is crowded.
- Permissions: You can build homes here without needing special permission from the authorities.
R2 Zone
- Description: These plots are for residential purposes but also allow for commercial, institutional, and medical buildings.
- Location: They are at least 12 meters away from the nearest road in open areas, or 9 meters away in crowded areas.
- Permissions: All types of residential developments are allowed here, including schools, offices, and hospitals.
Risks of Investing in R-Zone Plots
Investing in R-Zone plots has some risks, mainly if the property's ownership documents are not clear. Here are some tips to reduce risks:
- Check Ownership Documents: Make sure all ownership documents are up to date and accurate.
- Encumbrance Certificate (EC): This certificate should show no legal issues, complaints, or disputes regarding the property.
Converting R-Zone Property to Non-Agricultural (NA) Property
You can convert an R-Zone plot to an NA plot in Maharashtra. Here’s how:
- Application: Apply to the local municipal corporation.
- Payment: Pay 0.05% of the ready reckoner or circle rate of the location.
- Ownership Check: Ensure the property title is clear and marketable.
- Verification: Have a lawyer verify the deed.
- Encumbrance Certificate (EC): Obtain an EC from the local sub-registrar’s office showing no issues with the property.
Once everything is confirmed and there are no disputes, you can convert the R-Zone property into an NA plot and proceed with your building plans.
Conclusion
Investing in R-Zone plots presents a promising opportunity, provided thorough document scrutiny and assurance of legal compliance. Whether your goal is residential construction or commercial development, familiarizing yourself with the diverse categories of R-Zone plots and adhering to proper protocols are crucial steps toward making informed and advantageous investments.
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