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Gram Panchayat Plots: Buying Tips and Risks for Informed InvestmentsUnderstanding Land Records in India: Your Guide to Khatian Numbers
Every piece of land in India has important documents that tell us who owns it, what it's used for, and other essential details. Just like we have papers to show who we are and our rights, land has a Record of Rights (RoR) or Khatian.
A Khatian number is like an ID for the land. It holds all the information about a piece of land, like who owns it and its history. When the government gives land records to owners, each record is assigned a Khatian number. This number includes DAG/khasra, khata, and Khatauni numbers.
Land records are vital because they prove who owns the land and other certified details. They help gather all the necessary information about the land, prevent fraud, and avoid illegal activities or land grabbing. These records are also crucial in legal matters related to properties.
Now, let's talk about some important terms:
DAG number: The Khasra number is like an ID for a piece of land in villages or plots in urban areas. It tells us about the ownership of the land, the type of soil, the crops that can be cultivated, and the history of the land.
Khata number: This is given to joint landowners, providing information about co-owners and their holdings in the land. Suppose there are changes in the land's ownership; a new khata number is given.
Khatauni number: Unlike Khasra and Khata numbers, Khatauni is assigned to cultivators, not the land. It contains information about the cultivators and their cultivation areas.
Khasra, Khata, and Khatauni numbers give us details about the land, its ownership, and the people cultivating it. You can easily find this information online or by visiting the official land records office.
Understanding these numbers is essential, especially for those who own or are interested in land. They help in knowing the history of the land and any changes that might have happened over the years. These numbers are like a land's identity card for non-English speakers, telling its story and ensuring its rightful ownership.
In Maharashtra, you can find your Khasra, Khata, or Khatauni details by visiting the following website Bhulekh Mahabhumi.Let Genuine Plots be your guide through seamless plot buying paperwork. Discover your dream plot effortlessly.
Why Pollution Forces People to Opt for Land and Second Homes Closer to Nature
In the last few years, the air quality in cities like Pimpri Chinchwad, Pune, and Mumbai has continued to deteriorate gradually. It is no longer a surprise when the AQI figures go beyond 150, 200, and even 300. This means that the air we inhale daily is becoming increasingly hazardous, particularly for children, the elderly, and people with underlying health conditions. It is no longer a regular occurrence; it is now normal. As the environment deteriorates, so does the level of stress and discomfort.
People living in urban areas are beginning to ponder how much longer they will have to live within this environment. The traffic congestion, dust particles, sounds of horns and machinery, and the ever-present pressure to move and compete create an environment that is already hard to live with. Even the air that is breathed inside is no longer guaranteed to be safe.
Alongside this change in awareness, there has been an apparent change in what people perceive regarding homes and investments. Increasingly, individuals and families believe that having a retreat from the city environment is no longer a luxury but a necessity. This has triggered a steep demand for plots and second homes in environments that are cleaner and greener. Natural surroundings comprising trees, a cool breeze, and expansive space are becoming the paramount choice for a weekend home, a retirement, or a long-term investment solution.
Investing in land away from the polluted city means an individual gains peace of mind. An apartment, unlike land, lacks flexibility, privacy, appreciation, and a healthier environment. Land becomes a retreat where one can unwind, take a break, or even decide to live there eventually.
With the increase in levels of pollution in the state of Maharashtra, buyers are seriously contemplating the future. When you purchase a plot of land in a region with plenty of nature around, you get pure air, reduced noise, and a healthy rate of living. With an increase in pollution and a higher increase in the number of people in cities over the coming years, a plot of land in a natural region will be even more valuable.
What is RERA?
RERA stands for Real Estate Regulatory Authority, which has been brought under the Real Estate (Regulation and Development) Act, 2016, in order to bring transparency, accountability, and safety to the real estate sector in India. Every state has its own RERA authority, for instance, MahaRERA in Maharashtra.
RERA applies to:
- Residential & commercial projects
- Land development layouts
How RERA Protects Land & Plot Buyers
1. Ensures Only Legal, Approved Projects Are Sold
All projects have to be registered with RERA before developers can sell any land or plots.
This makes sure that:
- The land title is checked
- The layout plan is approved.
- Permissions are checked
2. Mandatory Disclosure of Project Details
RERA compels the developer to disclose :
- Details of land ownership
- Layout and plot sizes
- Approvals & Sanctions
- Development Timeline
- Amenities promised
- No hidden information or false promises.
- Restrict Misleading Advertisements
A builder cannot advertise or sell plots or unapproved schemes unless the project is registered at RERA and has a valid RERA number.\
3. Prevention of Money Misuse
Developers must maintain 70% of buyers' money in a separate bank account for:
Land development and infrastructure
They are prohibited from making transfers to other projects.
Protection: It keeps projects from being delayed or abandoned.
Severe Penalties on Developers for delays in development, illegally changed outlays or failure to deliver what was promised.
RERA can fine it, freeze accounts, or cancel the project registration.
4. Grievance Redressal Made Easy
Buyers can submit grievances directly to RERA online for delays , fraud, non-delivery or wrong information.
RERA resolves cases faster compared to civil courts.
Protection: Consumers receive fast, inexpensive justice.
5. Open Sales Arrangements
RERA mandates a standard sale agreement, preventing developers from including unfair clauses.
6. Assurance of Timely Delivery
If the developer delays work beyond the committed timeline, the buyers are entitled to compensation.
Interest Refund in case of exit (if they wish to)
Safety: The buyer's investment remains secure.
Land is one of the few assets that appreciates consistently when supported by the right set of external factors. Its value seems static but through time, it gets shaped by infrastructure, location, policy changes, and socio-economic demand. Here are the seven major factors that influence long-term appreciation.
1. Location & Connectivity
The most important factor influencing land value is still location. Plots near developing cities, planned highways, transportation hubs, or industrial corridors appreciate considerably more quickly. Increased demand and consequently higher prices are the results of improved connectivity, such as new expressways, metro links, widened roads, or airport improvements.
Improved logistics, shorter travel times, and increased residential and commercial interest are all benefits of improved access. This frequently results in a discernible rise in real estate prices even before infrastructure projects are finished.
2. Infrastructure & Basic Utilities
Availability of water supply, electricity, road access, drainage, and telecom connectivity adds immediate usability and desirability to land. Even raw plots with easy access to utilities enjoy a higher valuation.
The areas in which local authorities invest, such as streetlights, sewage systems, waste management, or road widening, become naturally more attractive for both developers and end-users. Infrastructure development often initiates multi-year appreciation cycles in surrounding land.
3. Zoning Ordinance & Land-Use Approval
Government zoning policies directly impact the value of land. Land zoned residential, commercial, or industrial sells at a higher price than strictly agricultural areas because of the higher development potential.
Prices for land that can be lawfully rezoned or converted—for instance, from agricultural to residential or commercial—usually rise quickly. In a similar vein, clear title deeds, uncontested ownership, and the absence of litigation boost marketability and buyer confidence, which drives up prices.
4. Supply-Demand Disequilibrium
Land is intrinsically scarce. As populations grow, cities expand, and industries migrate to newer areas, the demand for usable land goes up, but its supply remains fixed.
High-growth areas, especially tier-I and tier-II cities, tend to enjoy sustained demand from both buyers and developers. When demand surpasses supply, appreciation becomes inevitable. This holds true to a large extent in suburban corridors where urban sprawl transforms the countryside into residential and commercial hotspots.
5. Future Development Potential
Land appreciation is highly dependent upon the expectations of future development. Announcements related to:
- new highways
- metro or rail corridors
- industrial parks
- IT hubs
- logistics zones
- residential townships
…tend to drive early investor interest and cause value increases even before construction starts.
Speculation is seldom all wrong-it simply mirrors genuine future potential. As a rule, the investors who identify early signs of urban growth usually benefit the most.
6. Natural Features & Environmental Conditions
Topography, soil quality, access to water, and lack of environmental hazards are highly influential in determining value, particularly for agricultural, resort, or residential land.
The lands that have beautiful scenery, a body of water around it, or even slight slopes command better prices. In contrast, land requiring heavy levelling, environmental clearance, or flood mitigation appreciates more slowly because of the high cost of development involved.
7. Social Amenities & Neighbourhood Growth
Land demand is boosted by the presence of schools, hospitals, markets, shopping centres, parks, and public services in the area. When an area becomes socially well-developed, it attracts families, businesses, and builders, thereby establishing a long-term upward trend of land price improvements.
Even agricultural land near expanding residential belts can appreciate dramatically once neighbouring regions begin to urbanise.
Conclusion
Accessibility, infrastructure, legal clarity, development potential, environmental quality, and social growth all contribute to an increase in land value. Even though land is a reliable long-term investment, investors can find plots with the highest potential for appreciation by understanding these seven factors. Land can provide substantial returns for decades if strategic research and due diligence are done.
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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
 in Indian Land Records.jpeg)
What does the term Vahivat mean?
Vahivat (or Vahiwat) means possession, use, or management of land. It refers to someone who controls and uses a piece of land, even if they are not the legal owner.
How is Vahivat different from ownership?
Vahivat Ownership
Actual use/possession, Legal title in records
May manage or cultivate land. Has full legal rights to transfer, sell, or mortgage
Not always permanent or official. Officially recognised and documented
A person can have vahivat of land without being its registered owner.
Who is a Vahivatdar?
A vahivatdar is the person who physically controls the land, manages, or cultivates it
- May collect profits/produce
- May lease or administer the property
They are users or managers of the land, not necessarily owners.
Is Vahivat recorded in government documents?
Yes.In cases where ownership is unclear or disputed, revenue officials sometimes record the possessor’s name under:
- “Jungle Vahivat” – for forest or uncultivated land
- “Vahivatdar” column – for land under someone’s management or possession
This acknowledges de facto (actual) possession, even if ownership is not settled.
Does Vahivat give legal ownership rights?
No, vahivat alone does not give ownership.
However, long-term, continuous possession may be used in court for claims like adverse possession.
Can Vahivat affect land disputes?
Yes. Vahivat becomes important in cases related to:
- boundary disputes
- Inheritance of land in possession
- long-standing agricultural use
- claims on unused or government land
- establishing common public access routes
Courts often examine who had actual possession for how long.
What is a “Vahivat Road”?
A vahivat road is a path or road used by people for many years—
even if it passes through private land.
Long-term public use can make it recognised as a public right-of-way.
Can a Vahivatdar sell the land?
Generally, no, unless they also have legal ownership.
A Vahivatdar may:
- ✔ use the land
- ✔ manage it
- ✔ lease it (in some cases)
But cannot legally sell, mortgage, or transfer without proper title.
Why does Vahivat still matter today?
It matters for:
- Old revenue records
- rural land usage patterns
- boundary clarification
- disputes over long-term possession
- determining public access routes
- historical occupancy rights
Many villages still use the terms in everyday land-related discussions.
Why are Vahivat maps becoming an issue?
Because authorities are modernising land records.
Old vahivat-based maps often lack legal clarity.
This is why departments (like in Pune district) are cancelling old vahivat surveys and demanding proper re-measurement.
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