Be cautious when buying agricultural land: Key documents to check

With the booming real estate market expanding rapidly, many individuals are aspiring to own agricultural land. However, buying land without proper verification can lead to financial losses. Therefore, understanding the necessary documentation is crucial before making any purchase.

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Agricultural Land Purchase Rules in Karnataka

In Karnataka, purchasing agricultural land has become more accessible due to relaxed regulations. However, buyers must be aware of government norms, land classification, and essential legal procedures to avoid complications.

Understanding Land Classification: Agricultural vs. Kharab Land

Land is broadly categorized into two types: agricultural land and kharab land (non-agricultural). Kharab land is further divided into two types:

1. A Kharab Land – Privately owned land unsuitable for cultivation due to terrain issues such as rocky surfaces or ditches. This land can be registered under an individual’s name after paying government taxes.
2. B Kharab Land – Government-owned land reserved for public purposes like roads, burial grounds, or drainage systems. It cannot be privately owned or sold.

Before purchasing land, it is essential to check if it includes any portion of kharab land to avoid future legal troubles.

Key Documents to Verify

Prospective buyers must thoroughly review the following documents before purchasing agricultural land:

• Sale Deed/Mother Deed – Confirms the history of ownership.
• Encumbrance Certificate (EC) – Verifies if the land has any pending loans or legal claims. A 30–50-year EC check is recommended.
• RTC (Record of Rights, Tenancy, and Crops) – Confirms land classification and ownership details.
• Akarband and Tippani – Government survey records indicating land measurement and boundaries.
• Kharab Uttar Extract – Specifies if the land includes kharab portions.
• Village Map – Provides a geographical reference of the property’s location.
• Power of Attorney (if applicable) – Validates if someone else has legal rights to sell the land.
• No Objection Certificate (NOC) – Ensures no disputes exist over the land.

Additionally, checking if the land has been mortgaged or is under legal dispute is crucial to avoiding financial risks.

Final Word

Buying agricultural land can be a valuable investment, but it requires careful verification. Consulting legal experts and conducting due diligence on all necessary documents can prevent unexpected legal issues and ensure a smooth transaction.