Documents to verify before buying farmland

When considering purchasing farmland in India, you should verify several documents to ensure a secure transaction and compliance with local regulations. Here’s a list of documents you should review:

1. Title Deed (Pahani): Verify that the seller legally owns the farmland and that there are no disputes regarding ownership
2. Sale Deed: This verifies the ownership of the farmland from the seller to the buyer. Ensure that it is properly executed, stamped, and registered with the Sub-Registrar Office.
3. Mutation Register Extracts (ROR): These documents provide details about changes in ownership of the land as recorded by the local revenue authorities. Ensure that the seller’s name is correctly reflected in these records.
4. Encumbrance Certificate: This certificate confirms that the farmland is free from any legal or financial liabilities, such as mortgages, liens, or pending litigation. Obtain this certificate from the Sub-Registrar Office.
5. Survey Sketch and Land Map: Review the survey sketch and land map of the farmland to confirm its boundaries, dimensions, and geographic features. Ensure that the land matches the description provided by the seller.

Additional Documents to consider: 

1. Land Use Certificate: Verify that the farmland is designated for agricultural use according to local zoning laws and regulations. Obtain this certificate from the concerned local authority.
2. Water Rights Documentation: If the farmland has access to water sources such as borewells, tanks, or canals, verify the water rights associated with the property. Ensure that these rights are legally documented.
3. NALA – Non-Agricultural Land Conversion Certificate (if applicable): If the farmland is converted from agricultural to non-agricultural use, ensure that the necessary conversion certificate is obtained from the relevant authority.
4. NOC from Relevant Authorities: Depending on the location and intended use of the farmland, you may need a No Objection Certificate (NOC) from various authorities such as the local municipality, agricultural department, or irrigation department.
5. Environmental Clearance (if applicable): If the farmland is located in an environmentally sensitive area, ensure that it has obtained the necessary clearances from environmental authorities.
6. Property Tax Receipts: Verify that property taxes are up to date and there are no outstanding dues associated with the farmland.
7. Lease Agreements (if applicable): If the farmland is currently leased to tenants, review any existing lease agreements to understand the terms and obligations associated with them.