Verifying whether a parcel marketed as a “premium NA bungalow plot” is genuinely Non‑Agricultural (NA) and properly approved is the single most effective risk reduction step for a land buyer in Maharashtra—especially in high‑interest growth belts like the Hinjawadi–Parandwadi corridor near Pune. Brochures and verbal assurances are not proof. This guide gives you a clear, repeatable process Urbanbrick encourages every buyer to follow—whether or not you choose Urbanbrick Vista.
What NA Plot Registration Actually Means
“NA” (Non‑Agricultural) status is granted through an NA order that converts agricultural land to an approved non‑agricultural use (residential, commercial, industrial, etc.). For a residential plotted development you need BOTH:
- A valid NA Order clearly specifying residential use (or the category that allows bungalow construction).
- A sanctioned layout (subdivision approval) showing legally approved internal roads, plot numbers, open spaces and amenity areas.
Core Documents You Must Inspect (And Why They Matter)
- NA Order (Conversion Order)
Issued by the competent authority (Collector / Town Planning). It lists survey / Gat / CTS numbers, area and permitted use. Action: Match every number and total area with other records. - Sanctioned Layout Plan
This is not a “concept” brochure. It carries an approval stamp, date and reference number. Action: Carry a print / digital copy during the site visit; verify that demarcation stones align with plotted boundaries. - 7/12 Extract or Property Card (Latest)
Shows ownership and classification. If recent conversion, mutation may be in process—ask for mutation application evidence. Action: Verify owner / developer entity matches agreements. - Title Search Report & Independent Legal Opinion
Covers 30+ years (or as advised) to ensure unbroken chain, absence of undisclosed rights, claims or litigations. Action: Engage your own lawyer even if the developer shares one. - Encumbrance / Search Certificate
Confirms whether mortgages, liens or charges exist. Action: Ensure any charge is disclosed and understood. - MahaRERA Registration (If Project Qualifies)
Larger plotted developments must register. On the official MahaRERA portal (https://maharera.mahaonline.gov.in/) you can search by project name, promoter or RERA number, then download approvals, layout, timeline and updates. Action: Cross‑check the layout file you downloaded from the portal with the sanctioned layout provided by the developer. - Development Agreement / Power of Attorney
Needed if the marketing / selling developer is not the actual landowner. Action: Confirm authority to sell specific plots.
Steps to Check NA Plot Registration
Step 1: Collect all soft copies before paying a token.
Step 2: Cross‑match survey / Gat / CTS numbers across NA order, 7/12 and layout.
Step 3: Visit the site with the sanctioned layout plan; visually confirm plot pegs, internal road widths and open space positioning.
Step 4: Use the MahaRERA portal to download the registered project disclosure set (if applicable); verify dates, revision numbers and land details.
Step 5: Commission an independent advocate for title search confirmation, encumbrance review and litigation check.
Step 6: (Optional) Ask if reputed banks have approved the project; bank technical and legal vetting adds an extra layer—never a substitute for your own.
Step 7: Obtain a signed “Documents Provided” list from the developer/seller.
Step 8: Only after satisfactory verification, pay the booking amount with an official receipt referencing the exact plot number and project name.
Using the MahaRERA Portal (Practical Mini Guide)
- Visit https://maharera.mahaonline.gov.in/ (official government site).
- Click “Registered Projects.”
- Enter project name, promoter name or RERA number.
- Open the project record; review: land details (survey numbers), approved layout / plan files, commencement certificates, timeline extensions, updates.
- Download all PDFs; save them in a dated diligence folder.
Tip: If a salesperson refuses to share the RERA number for a supposedly registered project, treat it as a red flag.
Red Flags That Require Caution or Pause
- “Conversion will happen soon” but no NA order number or copy.
- Only a colorful brochure; no stamped sanctioned layout plan.
- Mismatched plot numbering between brochure and sanctioned plan.
- Pressure to “block now—documents after” (reverse the order).
- Incomplete or agricultural 7/12 without mutation evidence post conversion.
- Layout roads on ground narrower than promised (e.g., supposed 9 m measuring ~6 m).
- Seller discourages independent legal opinion (“bank already approved it”).
Additional Physical Checks On Site
- Demarcation stones: Are all corners fixed and numbered?
- Road widths: Randomly measure (tape / wheel) critical stretches.
- Drainage / slope: Observe gradient; ask about stormwater plan.
- Soil: Basic visual compaction; avoid excessively marshy or eroded patches.
- Access continuity: Confirm legal access road, not just an informal path over neighboring land.
- Surroundings: Note adjacent land uses (avoid future nuisance industries, polluting units).
Why Verification Impacts Financing and Future Resale
Banks typically finance only compliant NA residential plots with clear title and sanctioned layout, reducing your upfront capital requirement. Later, future buyers (or their bankers) will repeat a similar diligence process; ironclad documents today improve resale liquidity and valuation defensibility.
Common Buyer Mistakes
- Accepting a “concept layout” as final.
- Skipping survey number cross‑matching.
- Paying token before receiving full document set.
- Relying solely on bank approval (banks can still miss specific risks).
- Ignoring physical measurements (road narrowing, plot size variances).
- Confusing “NA order applied” with “NA order granted.”
Cost Components You Should Budget (Beyond Base Plot Price)
- Stamp duty & registration fees
- GST (if applicable—confirm with a professional)
- Preferential location charges (corner, garden-facing, wider road)
- Development / infrastructure charges & initial maintenance corpus
- Legal fees (your advocate)
- Loan processing charges (if financing)
- Future architectural design & sanction fees
How Urbanbrick Eases Verification
Urbanbrick projects provides a structured digital due diligence pack: NA order, sanctioned layout, RERA certificate, title opinion summary, encumbrance certificate and development rights documentation. This transparency lets you focus on plot selection—orientation, frontage, privacy, garden adjacency—rather than paper chasing. We still recommend you conduct an independent legal review; transparency and third-party confirmation work together.
Mini Checklist (Copy & Save)
[ ] NA Order (residential use specified)
[ ] Sanctioned layout (stamped, matches site)
[ ] Latest 7/12 / property card or mutation proof
[ ] Title search (30+ years) & independent legal opinion
[ ] Encumbrance / search certificate (recent date)
[ ] MahaRERA registration & downloaded disclosures (if applicable)
[ ] Development agreement / POA (if developer ≠ landowner)
[ ] Site measurements & physical notes
[ ] Official receipt for any payment referencing plot number
FAQs
Is an NA order alone enough?
No. You also need a sanctioned layout for a plotted development; otherwise boundaries and internal infrastructure aren’t legally established.
Do all NA plots require MahaRERA registration?
Only if the project meets RERA thresholds; very small subdivisions may be exempt—verify the basis of exemption.
Does bank approval replace an independent legal check?
No. It’s an added comfort layer, not a substitute.
Can I rely on a notarized agreement to secure rights?
No. Ownership legally transfers only via a registered sale deed.
What if mutation (name update) is pending?
Acceptable if NA order and sanctioned layout are in place—ensure documentary proof of mutation application and undertakings on timeline.
Want to experience a fully documented NA plotted development and review the complete due diligence pack firsthand? Download the Urbanbrick properties NA & RERA document kit or book a guided site visit today.