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How to go about purchasing agricultural land

  • R.T.C (popularly known as Pahani) contains details of the total extent of land, names of the present and previous owners, kind of soil and crop, any mortgages, etc.
  • Mutation Extract refers to the mode of acquisition of the property and the order stating that the Khatha may be transferred to the name of the present owner.
  • Family tree certified by the Village Accountant/Revenue Inspector gives names of the members of the family of the present and past owners of the land and indicates whether they are living or dead.
  • Karda copy refers to the occupant or the eldest of several joint occupants, whose name is entered in the Government records as holding unalienated land.

    The following is a list of documents of title with respect to agricultural lands to be obtained from the present owners and verified before their purchase/acquisition by lease, mortgage:

    Primary documents

    of title

    1.R.T.C (popularly known as Pahani) issued by the Village Accountant contains details of the extent of land in a survey number or a sub-survey number, the extent of kharab land therein, the names of the present and previous owners, their respective holdings, names of the tenants, the kind of soil/crop, any mortgages, charges made on the properties contained therein, the status of land (whether Inam land or not), the conversion order number, date in case any property converted therein from agricultural to non-agricultural use, the references to mutation and inheritance certificates where there is any change in ownership etc.

    2. Mutation Extract issued by the Village Accountant or Tahsildar contains the extract from the mutation register or inheritance certificate with details of previous owner, the present owner, the mode of acquisition of the property, the total extent of the property and the order stating that the Khatha of the property may be transferred to the name of the present owner.

    3. Parent Deeds and/or grant orders for Darkshath lands/re-grant orders in the case of Inam lands and Form No.10 occupancy certificate in the case of grants made under section 48A of the Karnataka Land Reforms Act, 1961.

    4.Record of Rights and Index of lands extract and pahani contains details like extent of the lands, names of owners etc., This document is no longer being issued by the Revenue authorities.

    5. Family Tree certified by the Village Accountant/Revenue Inspector clearly indicates the genealogical tree in the form of a flow chart, the names and age of the members of the family of the present and past owners of the land in question and also indicating whether the persons mentioned therein are living or dead.

    Secondary documents of title

    Tax paid receipts issued by the Village Accountant: It reflects the total tax paid by a person on his property and the period for which the tax has been paid.

    Form-7 & 7A Endorsements issued by the Tahsildar: It is an endorsement issued by the Tahsildar stating that no tenancy claims have been filed in Form No.7 or 7A in respect of the property in question pending before the Land Tribunal constituted for this purpose.

    Karda Copy: It signifies the occupant or the eldest or principal of several joint occupants, whose name is authorisedly entered in the Government records as holding unalienated land whether in person or by his co-occupant, tenant, agent, servant or other legal representatives.

    RR Balabagada Nakalu: It is a survey record issued by the Assistant Director of Land Records showing the name of the owner, the total extent of land, the extent of kharab land and the net extent of land in respect of sub-survey number after the parent survey number has been bifurcated.

    Hissa Tippani Book Extract: It is a survey record issued by the Assistant Director of Land Records clearly showing the sketch of the entire survey number, its total area, extent of kharab land and net cultivable area along with its bifurcated portions and the names of owners of each sub-survey number, the relevant entry in the mutation registers pertaining to each owner.

    79AB Endorsement issued by the Assistant Commissioner: This endorsement issued by the Tahsildar contains a statement that there are no proceedings under Section 79A or B of the Karnataka Land Reforms Act, 1961 which have been initiated in respect of the property in question.

    Village Map issued by the Survey Department: This document clearly indicates the map of the village in which the property in question is situated.

    Tippani Atlas copy issued by the Survey Department: Tippani is a sketch in respect of a property which is comprised in a single survey number and is not bifurcated into sub-survey numbers. Atlas is also a sketch of the property in question issued in respect of any survey number after its bifurcation from a parent survey number. Both these documents disclose the measurements of the property.

    Akarband Extract: Issued by the Survey Department, it indicates the total extent, boundaries and classification of the property in question.

    Podi Prathi Extract: Issued by the Survey Department, it indicates the bifurcation made on a Survey Number into sub-survey numbers.

    Hudbust Register Extract: It is a sketch issued by the Survey Department clearly showing the boundaries fixed on the land marked by boundary stones.

    Karab Uttaru Extract: It is issued by the Survey Department is a document which indicates the extent of kharab land in the property in question and the classification of the kharab land as `A' Kharab or `B' Kharab.

    Endorsement from the Special Land Acquisition Officer/BDA/KIADB / K.H.B etc.: It confirms that there are no acquisition proceedings in respect of the property in question.

    Encumbrance Certificate: This should be in Form No.15/16 for a period of at least 30 years from the office of the Sub-Registrar exercising relevant jurisdiction over the property in question.

    Additional documents

    The following are the additional documents required in the case the property in question has been converted from agricultural to non-agricultural uses and purposes:

    1. Conversion Order issued by the Deputy Commissioner or Assistant Commissioner under section 95(2) of the Karnataka Land Revenue Act, 1964 exercising jurisdiction over the property.

    The order also prescribes certain conditions and mentions whether the land has been converted for residential, commercial, industrial, public or semi-public uses.

    2. Receipt evidencing conversion fine paid as levied under Section 95(7) of the Karnataka Land Revenue Act, 1964 in the form of a challan to the Treasury at the rates prescribed s in the Table under Rule 107 of the Karnataka Land Revenue Rules, 1966.

    3. Conversion certificate issued by the Tahsildar confirms the conversion order and the conditions contained therein.

    4. Form No.9, Form No.10 and Form No.11 issued by the Village Panchayat/Tahsildar.

    These forms are issued by the Panchayat after the conversion of the property has been done which contains the Khatha and Assessment in Form No.9, the receipt for having paid the taxes in Form No.10 and the Mutation Entry evidencing the transfer of Khatha in Form No.11.

    5. Receipt for development charges paid issued by the Village Panchayat Secretary (Betterment Charges)

    6. Non-Agricultural register extract (Form No.32) issued by the Revenue Department contains an extract from the Register mentioned above in which the entry and details of lands converted are entered.

    NOTE: Even in Tamil Nadu and Kerala, documents of title relating to agricultural lands are almost similar and are known as "Adangal", "Patta", "Chitta", etc.

    N.C.S. RAGHAVAN
    ARVIND RAGHAVAN

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