NA Plot Legal Checklist — 15 Documents to Verify Before Buying
A comprehensive 15-point legal due diligence checklist for buying an NA plot in Pune. Protect your investment by verifying these critical documents before signing any agreement.
Always appoint a qualified property advocate to conduct this due diligence. Never rely solely on the seller or developer for document verification.
7/12 Utara (Satbara Extract)
High RiskLand use must say NA Residential. Verify survey number, area, and current ownership name.
NA Order
High RiskIssued by District Collector. Verify survey number, area, converted purpose, and conditions of conversion.
Title Search Report (30 years)
High RiskPrepared by a qualified advocate. Confirms unbroken chain of title from original landowner to present seller.
Encumbrance Certificate
High RiskFrom Sub-Registrar. Nil encumbrance for last 30 years confirms no mortgages, loans, or liens on the plot.
Property Card (Village Form 8A)
High RiskConfirms current ownership in CTS/revenue records. Must match the seller name in the Sale Agreement.
RERA Registration Certificate
High RiskVerify on maharera.mahaonline.gov.in. Check RERA number, project details, developer details, and possession date.
Layout Approval / TP Scheme
High RiskVerify plot layout is approved by PMRDA/Gram Panchayat. Confirm internal roads, open spaces, and utility zones are properly demarcated.
Original Sale Deed Chain
High RiskReview all registered Sale Deeds from the original grant to the current seller. Each transfer must be properly registered.
Survey / Measurement Certificate
Medium RiskLicensed government surveyor must confirm plot boundaries match the registered area and survey number.
NOC from Gram Panchayat / PMRDA
Medium RiskNo-objection certificates from relevant local body confirming no outstanding dues, disputes, or orders on the plot.
Development Agreement (if applicable)
Medium RiskIf the seller is a developer who has purchased from a landowner under a DA, verify the DA is registered and all conditions are met.
Water Connection Certificate
Medium RiskConfirm water connection is either in place or formally committed by the developer. Check source (borewell/MIDC/municipal).
Electricity Connection Document
Medium RiskVerify MSEDCL/MSEB connection or formal commitment for electrical infrastructure to each plot.
Tax Receipts (Property Tax)
Low RiskVerify all property tax receipts up to the current date are paid. Outstanding taxes become the buyer's liability after purchase.
Builder-Buyer Agreement (BBA)
High RiskUnder RERA, the BBA must be a standardised agreement. Review all clauses: price, possession, penalty, maintenance, force majeure.
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FAQ — NA Plot Legal Due Diligence
What is the 7/12 Utara and why is it important?
The 7/12 Utara (Satbara extract) is a land record maintained by the Revenue Department. It contains ownership details, land survey number, area, and most importantly, the land use purpose. For NA plots, the land use must say "NA Residential."
What is an Encumbrance Certificate?
An Encumbrance Certificate (EC) shows all registered transactions (mortgages, loans, liens) on a property. An EC for the last 30 years with nil encumbrances confirms the plot is free from financial liabilities.
What should I check on the NA Order?
The NA Order issued by the District Collector should specify the survey number, area, converted purpose (residential), conditions of conversion, and the conversion fee paid. Verify it matches the plot you are purchasing.
Is RERA registration mandatory for plot purchases?
Under MahaRERA, plotted developments of more than 500 sq meters or 8 plots must be RERA registered. Always verify on maharera.mahaonline.gov.in before purchasing.
What is mutation and why is it important?
Mutation is the process of updating the revenue records to reflect the new owner after a property transaction. Without mutation, the previous owner remains on record, which can create complications in future transactions.