What Documents Do You Need to Buy Land in Maharashtra? Complete Checklist 2026

To buy land in Maharashtra, you need 12 core documents — spanning revenue records, title history, legal clearances, and registration paperwork. Missing even one can expose you to legal disputes, financial loss, or FEMA violations (for NRIs). This complete checklist covers every document, why it matters, and where to get it.

Reading time: 11 minutes | Last updated: July 2026 | Author: Girish Chhalwani, Founder & CEO, THE EDGE Developments

In Maharashtra, approximately 67% of rural property disputes arise from incomplete title verification — buyers who relied on the 7/12 extract and sale deed alone, without conducting a full 30-year title search. A thorough document review before purchase is the single most important step in land investment. — Source: Maharashtra Revenue Department, Property Dispute Resolution Reports 2024

What documents do you need to buy land in Maharashtra?

You need 12 core documents: the 7/12 extract, property card, NA order, Index II, encumbrance certificate, mutation extract, boundary map, zone certificate, RERA certificate, NOCs, the seller’s title documents, and the registration paperwork. Each is detailed below.

1. 7/12 Extract (Satbara Utara)

What it is: The most fundamental land revenue record in Maharashtra. Shows current ownership, survey number, area, type of land (agricultural/NA), and any encumbrances.

Why you need it: Confirms seller is the legal owner; shows if land is NA or agricultural; reveals any government claims, mortgages, or restrictions.

Where to get it: mahabhulekh.maharashtra.gov.in (online) or Talathi office (village level)

Red flags: Multiple names without clarity on shares; “Rights in Dispute” entry; cultivation by person other than owner

2. Property Card (City Survey / Form 8A)

What it is: The urban equivalent of 7/12. Applies to land in gaothan (village settlement) areas and converted land under city survey.

Why you need it: Confirms ownership in village settlement areas; shows building permissions granted; reveals prior conveyances.

Where to get it: City Survey Office / Sub-Registrar office

3. NA Order (Non-Agricultural Conversion Certificate)

What it is: Certificate from the District Collector granting permission to use agricultural land for non-agricultural purposes.

Why you need it: Without this, the land is legally agricultural — NRIs cannot buy it without RBI approval, and construction on it is illegal.

Where to get it: District Collector’s office; verify the original order number and date

Red flag: If the seller shows a “copy” of the NA order only — always verify the original with the Collector’s office directly

4. Index II (Certified Copy of Sale Deed)

What it is: A certified copy of all registered documents (sale deeds, gift deeds, mortgage deeds) executed for the property at the Sub-Registrar office.

Why you need it: Confirms chain of ownership; reveals if the property has been sold before; shows mortgage or encumbrance history.

Where to get it: igrmaharashtra.gov.in (online) or Sub-Registrar office

5. Encumbrance Certificate (EC)

What it is: A 30-year search of all registered documents for the property — mortgages, loans, encumbrances, legal claims.

Why you need it: Reveals if the land has been pledged as collateral for a loan. A bank can auction the property if the seller defaulted — even after you buy it.

Where to get it: igrmaharashtra.gov.in or Sub-Registrar office; request a 30-year search minimum

6. Mutation Register Extract (Ferfar)

What it is: Records all changes in ownership or rights recorded in revenue records after a sale, inheritance, or partition.

Why you need it: Ensures the current seller’s name has been properly mutated into revenue records; reveals if any family dispute is pending.

Where to get it: Talathi office or e-Ferfar portal (mahabhulekh.maharashtra.gov.in)

7. Land Survey / Boundary Map (Mojani)

What it is: Official boundary demarcation of the plot by a licensed surveyor.

Why you need it: Confirms the plot boundary matches what is being sold; prevents encroachment disputes.

Where to get it: District Land Records Office or private licensed surveyor

8. Town Planning / Zone Certificate (TP Scheme)

What it is: Confirms the land’s zone classification under the applicable Development Plan or Town Planning Scheme.

Why you need it: Determines what can be built on the land (residential, commercial, agricultural, no-development zone, CRZ).

Where to get it: District Town Planning office or MMRDA

9. RERA Certificate (For Plotted Projects)

What it is: MahaRERA registration certificate for the developer’s plotted project.

Why you need it: Legally mandatory for all projects above 500 sq.m. Confirms escrow compliance, project legitimacy, and developer accountability.

Where to get it: maharerait.maharashtra.gov.in — verify online in 30 seconds

10. No Objection Certificates (NOCs)

Depending on location, you may need NOCs from:

• Gram Panchayat (village level clearance)
• Forest Department (if near forest land)
• Revenue Department (for NA land use)
• Water / Irrigation Department (if near dam or canal)
• Electricity Board (if high-tension lines nearby)

11. Seller’s Identity and Title Documents

• Seller’s Aadhaar / PAN card
• Original title deed (sale deed, gift deed, inheritance deed)
• If seller inherited the land: succession certificate or registered will
• If HUF property: consent of all Karta and adult members
• If company seller: Board resolution authorising sale

12. Draft Sale Deed + Registration Documents

For the final registration, you will need:

• Draft Sale Deed (reviewed by advocate)
• Buyer and Seller PAN cards (mandatory for property above ₹5 lakh)
• Stamp duty challan (pay online at igrmaharashtra.gov.in)
• Two witnesses with Aadhaar
• Photographs of buyer, seller, witnesses

What extra documents do NRI buyers need?

NRIs additionally need a passport, overseas address proof, NRE/NRO account details, a registered Power of Attorney (if absent), and the FIRC for each payment.

• Passport copy
• Overseas address proof
• NRE/NRO account details (all payments must route through Indian bank)
• Registered Power of Attorney (if not present in India)
• Foreign Inward Remittance Certificate (FIRC) from bank

Why is a 30-year title search non-negotiable?

A 7/12 extract only shows the current state of ownership. A 30-year title search (conducted by a property advocate through the Sub-Registrar’s records) reveals the full history — every transfer, any mortgage period, and any dispute affecting the title.

• Every sale, gift, or inheritance in the last 30 years
• Any period when the property was mortgaged
• Family disputes or court orders affecting the title
• Whether the chain of ownership is clean and unbroken

Budget ₹15,000–₹30,000 for a proper title search by a qualified property advocate. It is the best money you will spend in any land transaction.

Frequently Asked Questions

What is the most important document when buying land in Maharashtra?

The 7/12 extract (Satbara Utara) is the foundational document — it confirms ownership, land type, and encumbrances. However, it must be supplemented by the encumbrance certificate, NA order, and a 30-year title search for complete protection.

Can I buy land in Maharashtra without a 30-year title search?

You can, but you should not. Without a 30-year title search, you cannot know if the land has been mortgaged, disputed, or fraudulently sold in the past. Many land disputes in Maharashtra involve buyers who relied only on the current 7/12 extract.

What is the NA order and how do I verify it?

The NA (Non-Agricultural) order is a certificate from the District Collector converting agricultural land to non-agricultural use. To verify: obtain the NA order number and date from the seller, then cross-check directly with the District Collector’s office in that taluka. Do not accept photocopies without verification.

What documents does an NRI need specifically?

In addition to standard documents, NRIs need: passport, overseas address proof, NRE/NRO account details, FIRC (Foreign Inward Remittance Certificate), and a registered Power of Attorney if not present in India. NRIs cannot buy agricultural land without RBI approval.

How much does stamp duty cost on land in Maharashtra?

Stamp duty on land in Maharashtra is typically 6% of the property value (market value or agreement value, whichever is higher), plus 1% local body tax and 0.1% metro surcharge in certain areas. Concessions apply for women buyers (1% reduction) and under certain government schemes.