In short: before paying any booking amount for an NA plot in Maharashtra, check the 7/12 extract and mutation entries for ownership, the NA order for permitted use, the approved layout for your plot number, an advocate's title search report, and MahaRERA registration if the project needs it. Then confirm on the ground that the plot, its boundaries and its road access match the papers.
What "NA" means
NA stands for non-agricultural. In Maharashtra, land is recorded with a permitted use. To build a home, shop or office on land that was agricultural, the use has to change through NA permission from the competent authority under the Maharashtra Land Revenue Code, or through the deemed-NA provisions that apply in some planned areas. The NA order states the permitted use, residential or commercial, and the area it covers.
The six documents to check
- 7/12 extract (Satbara Utara). Shows the current owner, area, land type and any loans or rights recorded against the survey number.
- Mutation entries (Ferfar). Show how ownership changed hands over the years. Gaps or disputes usually surface here.
- NA order or deemed-NA record. Confirms that the permitted use has changed from agricultural to residential or commercial.
- Approved layout plan. The sanctioned layout from the planning authority (PMRDA covers much of Khed taluka), with the plot number, roads and open spaces.
- Title search report. An advocate's report tracing ownership over roughly 30 years, including a search at the Sub-Registrar office.
- MahaRERA registration. Required for most plotted projects above 500 sq m or 8 plots. Check the number on maharera.maharashtra.gov.in.
Also ask for the 8A extract, which lists the holdings of the account holder, and for recent tax receipts.
What you can check online
- 7/12 and 8A extracts: the Mahabhumi land records portal (bhulekh.mahabhumi.gov.in).
- MahaRERA registration: maharera.maharashtra.gov.in. Search the project name or registration number and read the project details listed there.
- Registered documents and ready reckoner rates: the IGR Maharashtra portal (igrmaharashtra.gov.in).
Online records are a first check, not a replacement for certified copies and an advocate's title search.
Checks on the ground
- Match the plot number and boundaries on the ground with the approved layout. Ask whether demarcation (mojani) has been done.
- Confirm the width of the access road and whether it's a public road or a layout road.
- Check the arrangements for water, electricity and drainage.
- Visit at different times of day and in the monsoon if you can, to see drainage and access.
Warning signs
- The seller won't share documents before you pay a booking amount.
- Names on the 7/12 don't match the seller, or there are unexplained mutation entries.
- No NA order, or an NA order for a different use or area.
- A plotted project that needs MahaRERA registration but can't show a number.
- Pressure to pay large amounts in cash, or promises of "guaranteed" returns.
Loans and registration
Many banks and housing finance companies lend on NA plots in approved layouts, either as a plot loan or a combined plot-plus-construction loan. The lender runs its own legal and technical checks, which is a useful second opinion. The sale is completed by registering the sale deed at the Sub-Registrar office and paying stamp duty and registration fees. Check the current rates on the IGR Maharashtra portal.
Related: MahaRERA registration for plotted projects · Loans for NA plots · Guntha to sq ft table