How to Verify Legal Documents Before Buying a Plot in Pune

Buying a plot in Pune is one of the best ways to build long-term wealth. Whether you are planning to build a home, a villa, or simply invest for future returns, land offers stability and appreciation. However, many buyers make costly mistakes because they do not verify legal documents properly.

In Pune and its surrounding areas, land records, zoning rules and approvals are controlled by multiple government bodies. If even one document is missing or incorrect, your plot can become legally risky. This guide explains every document and approval you must check before buying a plot in Pune.

Step 1 Check if the Plot Is NA or Not

The most important legal requirement is to check whether the land is Non Agricultural (NA). Only NA land can be legally used for residential or commercial construction.

Agricultural land cannot be used for building unless it is converted to NA by the District Collector. Many buyers unknowingly purchase agricultural land because it is cheaper, but later they are unable to get building permission.

Always ask for:

NA Order issued by the Collector
NA status mentioned in the 7 12 extract

If these documents are missing, do not proceed with the purchase.

Step 2 Verify the 7 12 Extract

The 7 12 extract is the primary land record in Maharashtra. It shows who owns the land and what type of land it is.

The 7 12 extract contains:

Name of the owner
Survey number and Hissa number
Land area
Land type such as agricultural or NA
Any loans or government remarks

Check that the seller’s name matches the owner in the 7 12. If it does not, it means the seller does not legally own the land.

Also verify that the land type shows NA. If it shows agricultural, the plot is not legal for construction.

Step 3 Check RERA Registration and QR Code

Every plotted development project must be registered under RERA. RERA protects buyers by ensuring the project has legal land, approved layout and clear ownership.

To verify RERA:

Visit the Maharashtra RERA website
Enter the project name or registration number
Check land ownership, approvals and layout

Most genuine projects display a RERA QR code on brochures and site boards. Scan this QR code and confirm that the information matches what the developer has told you.

You can also understand this better here
https://urbanbrick.co.in/difference-between-plot-and-flat/

Step 4 Check Whether the Project Is PMRDA Sanctioned

If the plot is in Pune region, it should be PMRDA sanctioned.

PMRDA approval means:

The layout is officially approved
Roads, drainage and water are planned
Banks approve loans easily
FSI is properly allocated
Maintenance charges remain regulated

Without PMRDA sanction, even NA land can face development problems.

Step 5 Verify FSI, Maintenance Charges and Bank Loans

Before you buy, ask for:

FSI details
Permissible construction area
Annual maintenance charges
List of banks that have approved the project
Home loan interest rates

These details tell you how much you can build and how much it will cost you to own the plot long term.

Step 6 Check for Clear Title and No Legal Disputes

The plot must have a clear and marketable title.

Ask for:

Mother deed
Sale deeds of previous owners
Encumbrance certificate

Make sure:

There are no court cases
No family disputes
No bank loan or mortgage

Your property lawyer should verify all these documents before you pay.

Step 7 After Booking What You Must Verify

After booking a plot, do not rush to pay the full amount. First verify:

Draft sale deed
Approved layout plan
Development plan approval

These confirm that the plot is legally approved for construction.

Step 8 Check Previous Property Taxes and Government Dues

Always verify:

Property tax receipts
Land revenue receipts
Development charges paid

If previous dues are unpaid, the buyer becomes responsible after purchase.

Step 9 Housing Society NOC and Loan NOC

If the project is part of a layout or society:

Ask for Housing Society NOC

If the land was mortgaged:

Ask for Bank Loan NOC

These ensure no third party has financial rights on the land.

Step 10 Stamp Duty and Registration

Never buy a plot without registered sale deed.

Before final payment:

Confirm stamp duty
Confirm registration fee
Pay through legal channels

Unregistered agreements have no legal value.

Common Mistakes Buyers Make

Many buyers face problems because they:

Do not check NA status
Do not verify 7 12 extract
Ignore RERA registration
Buy non PMRDA layouts
Trust verbal promises
Skip legal verification
Do not check taxes
Avoid these mistakes to stay safe.

Why RERA Registered NA Plots Are Safer

RERA registered NA plotted projects provide:

Verified land title
Approved layout
Legal accountability
Buyer protection

UrbanBrick projects like
https://urbanbrick.co.in/ongoing/urbanbrickvista/
https://urbanbrick.co.in/ongoing/riverland/

offer legally clear, approved plotted developments.

FAQs

How do I check if a plot is NA
Check the 7 12 extract and NA Order.

Is RERA compulsory
Yes for all plotted projects.

Why is PMRDA approval important
It ensures infrastructure, loans and resale value.

Can I get loan on NA plots
Yes banks approve NA and PMRDA layouts.

Should I use a lawyer
Yes always