Documents Required to Purchase Agricultural Land in Karnataka

Investing in agricultural land in Karnataka can be a lucrative opportunity — whether for farming, long-term investment, or development. However, land laws in Karnataka, particularly concerning agricultural lands, are governed by stringent legal and regulatory frameworks. Any oversight in documentation can lead to disputes, loss of investment, or legal hurdles.

Before you finalize a purchase, it is essential to verify and collect the complete set of documents to ensure that the title is clear, the land is legally transferable, and free from legal encumbrances.

Below is a comprehensive guide to the documents required to purchase agricultural land in Karnataka.

1. Title/Origin Documents of the Property

These documents establish how the seller acquired the land. They form the foundation of verifying the legal origin and ownership.

• Grant Certificate / Re-grant Order / Saguvali Certificate – Issued by the government when land is originally allotted to an individual.
• Sale Deed / Partition Deed / Gift Deed – Trace ownership transfers through private arrangements.
• Court Decree / Order – If the property was acquired through a court settlement or decree.

2. Revenue Records

Revenue records reflect the legal possession and cultivation status of the land. They are key to verifying ownership and classification.

• RTC (Record of Rights, Tenancy and Crops) – Obtain from 1966 to the present. This is a crucial record of ownership and crop details.
• Mutation Register Extracts (MR) – Shows how the property changed hands.
• Index of Land Register Extract – Provides a land record summary maintained by the village accountant.
• Record of Rights Extract – Confirms the current ownership.
• Patta Passbook – A government-issued booklet containing ownership and landholding details.
• Tax Paid Receipts – Proof that land revenue has been paid to the government.

3. Survey and Land Sketch Records

These records provide boundaries, measurement, and classification details of the land, ensuring there are no disputes over the extent or encroachment.

• Tippani Copy – Surveyor’s field notes.
• Atlas / Survey Map – Government-issued land maps.
• Hissa Tippani & Hissa Survey Sketch – For sub-divided lands, indicates individual portions.
• Akaraband – Shows measurement and classification of land.
• Village Map – Overall layout of land parcels in a village.
• Moola Tippani – Original field measurement document.
• Kharda Copy – Survey department record of landholding.

4. Sub-Registrar Office Records

• Encumbrance Certificate (EC) – Mandatory to obtain EC for at least 30 years from the jurisdictional Sub-Registrar. This certificate discloses any mortgages, charges, or legal dues on the land.

5. Statutory Endorsements

These are official certificates from authorities confirming no legal prohibitions or proceedings against the land under specific state laws.

• No Tenancy Case Certificate – From the concerned authority under the Karnataka Land Reforms Act to confirm no pending tenancy claims.
• Endorsement under SC/ST Land Act – Certificate from the Assistant Commissioner under the Karnataka Scheduled Castes and Scheduled Tribes (Prohibition of Transfer of Certain Lands) Act, 1978.
• No Acquisition Proceedings Certificate – From the jurisdictional Assistant Commissioner confirming the land is not under acquisition by the government.

6. Other Supporting Documents

These may be required for verifying legal succession or identity, especially in cases involving inherited land.

• Genealogical Tree / Family Tree – Issued by Tahsildar to confirm legal heirs in ancestral property cases.
• Succession Certificate – If required, for inheritance-based ownership.
• Identity Proof of Seller – PAN Card, Aadhaar, Voter ID, or Driving License.
• Death Certificates – Of previous owners, if applicable.

Additional Recommendations

• Conduct a legal due diligence with the help of a qualified property lawyer.
• Conduct a physical inspection of the land.
• Obtain a survey re-verification from the local survey office if boundaries are unclear.
• Check for any government restrictions on land use (e.g., conversion to non-agricultural purposes).
• Ensure the buyer is eligible to purchase agricultural land in Karnataka as per Section 79A/B of the Karnataka Land Reforms Act.

Conclusion

Buying agricultural land in Karnataka is a document-intensive and legally sensitive process. Ensure all required documents are in place and properly verified. Missing or incorrect documents can delay or even derail your investment. Always consult a legal expert or land law specialist before proceeding.

Disclaimer:
This article is intended only for educational purposes and does not constitute legal advice. Property laws and procedures may change based on jurisdiction and individual circumstances. For professional assistance, please consult a qualified legal expert in your area.

 

Mahantesh G

Advocate

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