TL;DR
- Driving to the plot proves a track exists. It does not prove you have a legal right to use it, and those are different things with different prices.
- Section 20 of the Maharashtra Land Revenue Code, 1966 declares public roads, lanes and paths to be the property of the State Government, subject to lawful existing rights. A path that is on the record is durable. A path that is only on the ground is not.
- Section 143 of the Code is headed right of way over boundaries, which is the statutory hook for access disputes between neighbouring holdings.
- Access that runs across a neighbour’s private field on goodwill fails the moment the field is sold, partitioned or fenced. Goodwill is not an interest in land.
- No legal approach means no building permission, no institutional lending on normal terms, and an exit priced by whoever owns the land you have to cross.
- The check is a map question, a record question and a site question, in that order. Doing it on site alone is how buyers get caught.
A plot has legal access when there is a recorded public way reaching its boundary, or a registered right over private land that survives the sale of that land, and nothing short of that counts. Everything else, the mud track everyone uses, the neighbour who has never objected, the gap in the bund that has been there for thirty years, is a licence that can be withdrawn. The right of way question is where a technically clean title quietly loses most of its value.
Why this is the defect buyers miss
Access fails silently. There is no adverse entry on the 7/12 that says this parcel cannot be reached, no notice, no dispute on file, nothing for a title search to report. The seller drives you in, you arrive, and the question never forms. It forms later, when a neighbour puts up a fence, or a family partition puts a new owner on the crossing field, or the panchayat is asked to certify access for a building permission and cannot.
By then the negotiating position has inverted completely. The owner of the crossing land knows your plot is worth a great deal more with access than without it, and prices accordingly.
The three kinds of access, and what each is worth
| Type | What it looks like | Survives a sale of the crossing land | Supports a building permission |
|---|---|---|---|
| Recorded public way | A road, lane or path shown on the village map and in the record | Yes | Yes, subject to width and other norms |
| Registered right over private land | An easement or right of way created by a registered instrument, described by boundaries and width | Yes, it binds successors | Usually, if the width is adequate |
| Permission or long use | The neighbour has always allowed it. There is a track. Nothing is written | No | No |
Most rural plots in the Karjat, Khalapur, Murbad and Konkan belt are sold on the third row while the buyer believes they are getting the first.
What section 20 gives you, and what it does not
Section 20 of the Maharashtra Land Revenue Code, 1966 declares that all public roads, lanes and paths, together with bridges, ditches, dikes and fences and various water bodies and unoccupied lands, are the property of the State Government, subject to the rights of individuals and of the public that lawfully exist.
That is a strong protection when the way you rely on is one of those public roads, lanes or paths, because it is not in anyone’s private gift to close. The section also supplies machinery for contested cases: the Collector or a survey officer may determine claims of private right through a formal inquiry with notice to interested parties, and that determination carries appeal and revision routes under the Code.
What section 20 does not do is create a way where none is recorded. If the village map shows no path reaching your boundary, the section has nothing to attach to.
Alongside it, section 143 of the Code is headed right of way over boundaries. That heading is the statutory pointer for access as between neighbouring holdings, and it is the provision an advocate will work from when the dispute is between two private parcels rather than about a public path.
All public roads, lanes and paths, the bridges, ditches, dikes and fences are and are hereby declared to be the property of the State Government.
Maharashtra Land Revenue Code, 1966, section 20
The check, in the order that actually finds problems
- Start with the village map, not the site. Trace a continuous recorded way from the nearest public road to the boundary of the survey number. If the line breaks, you have found the issue before spending a rupee on travel.
- Compare the map to the cadastral boundary plan. A path that exists in the village map but runs somewhere other than where the track runs today is a common and expensive mismatch.
- Identify every parcel the access crosses and pull its 7/12. You need to know who owns the crossing land, how many co-owners there are, and whether any of them is a minor, absent or in dispute. Access held at the pleasure of nine co-owners is not access.
- Ask for the registered instrument, if the answer is a private right. Read it for width, for the described boundaries, and for whether it binds successors in title. An unregistered letter of no objection is not a right.
- Check the width against what you intend to build. Access adequate for a bullock cart is not access adequate for a sanctioned layout, a fire tender or a concrete mixer, and the permission stage is where that surfaces.
- Walk it in the monsoon, or ask someone who has. A track along a nala bank or across a seasonal crossing is legally fine and practically useless for four months of the year.
- Only then, drive it. The site visit confirms what the record told you. It is a poor place to start.
What goes wrong when access is only informal
| Stage | What happens |
|---|---|
| Building permission | The sanctioning authority needs an approach of adequate width. An informal track does not satisfy it, so the file stops |
| Institutional finance | Lenders treat inaccessible land as poor security. Terms worsen or the proposal is declined |
| Construction | Material movement depends on a neighbour’s continued goodwill, which is worth least exactly when you need it most |
| Resale | A diligent buyer finds what you did not, and reprices. An undiligent one buys your problem and later becomes your dispute |
| Litigation | Access suits are slow and are usually settled by paying the crossing owner, which is the outcome the buyer was trying to avoid |
The farm-road route, and its limits
Maharashtra has a live administrative push on farm access road records, which is a genuine improvement for agricultural holdings and is worth understanding before assuming a parcel is landlocked forever. Recording a farm access route in the revenue record moves an informal path toward the first row of the table above.
Two limits are worth stating plainly. It is an administrative process with its own timeline, so it is not a substitute for having access at the point of purchase. And a route recorded for agricultural access is not automatically an approach that will satisfy a sanctioning authority for a plotted layout or a residential building. Buying on the assumption that either will follow is buying an outcome you do not control.
Frequently asked questions
What counts as legal access to a plot in Maharashtra
A recorded public road, lane or path reaching the boundary, or a registered right of way over private land that binds successors in title. A track used by permission is neither.
Does long use of a track give me a right of way
Not reliably, and not in a form a buyer should pay for. Long use may support a claim in litigation, but you are buying a lawsuit rather than an approach road.
Can a neighbour close the path I use to reach my land
If the path is a recorded public lane or path, section 20 of the Maharashtra Land Revenue Code puts it beyond a private party to close. If it crosses private land on permission, yes, and a sale or partition of that land is the usual trigger.
Will I get building permission without a recorded approach road
Generally no. The sanctioning authority needs an approach of adequate width, and an informal track does not satisfy that requirement.
How wide does the approach need to be
It depends on what is being sanctioned, so check the applicable norm for the specific development before assuming an existing track is sufficient. Cart-width access is rarely enough for a layout.
What should I ask the seller for
The village map showing the way to the boundary, the 7/12 of every parcel the access crosses, and the registered instrument if the access depends on private land. Anything less is a licence.
About to buy a plot you have only ever reached by following the seller? We trace access on the record before the site visit, because that is the order in which the problem is cheap to find.
Related reading
- UDCPR Plotted Layout Rules: Roads, Open Space and Amenity Space
- Gram Panchayat NOC, Form 8 and Village Clearances for a Plot
- 12 red flags to check before you buy a plot in MMR
- Bhunaksha Maharashtra: verifying land boundaries via government GIS
- Baliraja Panand Raste Yojana: the push for farm access road records
- First-time land buyers checklist: 10 due diligence steps
- Documents required to buy land in Maharashtra
Citations and sources
- Maharashtra Land Revenue Code, 1966, section 20 — government title to public roads, lanes, paths and unoccupied lands, and the inquiry machinery for competing private claims. Read the Code (PDF)
- Maharashtra Land Revenue Code, 1966, section 143 — headed right of way over boundaries. The section heading is verified; the full operative text was not re-read in preparing this article and should be read with an advocate before relying on it in a specific dispute
- Indian Easements Act, 1882 — the general law under which easements of necessity and registered rights of way are claimed. Named here for orientation, not relied on for any specific proposition
