Which documents prove a plot is safe to buy?
In Maharashtra, check the 7/12 extract and mutation entries (who owns the land), the NA order (that it may be used for housing), the approved layout (that your plot exists in a sanctioned plan), a 30-year title search and encumbrance search (no hidden claims or loans), and, for a developer project, its MahaRERA registration.
| Document | What it proves | Where it comes from |
|---|---|---|
| 7/12 extract (Satbara utara) | Current owner, area and land use | Revenue department, Mahabhumi portal |
| Mutation entries (Ferfar, form 6) | How ownership changed over time | Talathi / revenue records |
| NA order | Land converted from agricultural to non-agricultural use | Collector or competent authority |
| Layout approval / sanctioned plan | Your plot number, size and roads are approved | NMRDA in the Nagpur region; NIT or NMC inside the city |
| Title search report (30 years) | Clear, marketable ownership chain | Advocate, from sub-registrar records |
| Encumbrance / Index II search | Mortgages, earlier sales or charges | Sub-registrar records, IGR portal |
| MahaRERA registration | Project registered, approvals filed, complaints visible | maharera.maharashtra.gov.in |
| Measurement / demarcation | Boundaries match the plan on the ground | Land records (TILR) survey |
Does a plotted layout need RERA registration?
Yes, in most cases. Under the RERA Act, a real estate project, including a plotted layout, must be registered when the land exceeds 500 sq m or it has more than eight plots. A registered project's approvals, bank account, completion date and complaints are public on MahaRERA, which makes checking much faster.
What is an unapproved or Gunthewari plot, and why avoid it?
Plots sold in layouts that never got planning approval need regularisation later (under the Gunthewari Act or through NMRDA's regularisation letter process). That process is slow and uncertain: a February 2026 report found that only about 1,000 of 1.5 lakh applicants in the Nagpur region had their plots regularised in three years. Unapproved plots also struggle to get bank loans and building permission.
Red flags to stop and ask about
- The seller's name on the 7/12 differs from the person or company you are paying
- The NA order or layout approval covers a different survey number or area
- A charge or mortgage appears on the record with no clear release process
- Payment requested in cash or to an account not named in the project documents
- "Agreement on stamp paper" offered instead of a registered agreement
Worked example: what Nagpur Marina's record shows
For HoABL Nagpur Marina, MahaRERA PP1190002502095 lists the promoter (HOABL Impactum Land Pvt. Ltd.), land at Kh. No. 100, Mouza Mondha, Hingna, an NMRDA-approved layout of 918 NA plots, NA and commencement orders, HDFC Bank designated accounts, no litigation, three allottee complaints (2026) and a project-finance charge in favour of an HDFC Capital fund. Read our RERA and legal page and the step-by-step guide to reading a MahaRERA page.
Frequently asked questions
What is a 7/12 extract?
The 7/12 (Satbara) is Maharashtra's land record extract showing the owner, area, land type and rights on a survey number. It is available online on the Mahabhumi portal.
Who approves plot layouts around Nagpur?
The Nagpur Metropolitan Region Development Authority (NMRDA) for most of the region outside city limits; inside the city, the Nagpur Improvement Trust or Nagpur Municipal Corporation, depending on the area.
Should I hire a lawyer for a RERA-registered project?
It is still worth it. A lawyer can read the agreement for sale against the MahaRERA model agreement and check how any lender charge is released before registration.
Can I get a bank loan on an unapproved plot?
Usually not. Banks lend on NA plots in approved layouts with clear title.
Sources
- MahaRERA project search
- The Hitavada (Feb 2026): Only 1,000 of 1.5 lakh applicants get plots regularised under Gunthewari Act
- The Hitavada: NMRDA regularisation letters for plots
General information, not legal, tax or financial advice. Rules and rates change; confirm with the sub-registrar, your bank or a chartered accountant before acting.