PURCHASING
AGRICULTURAL LAND
AGRICULTURAL LAND
Purchasing of
land is always considered a safe avenue of investment. Generally purchase of
land is made for speculation as investment point of view and in some cases for
cultivation of agricultural and horticultural crops. As land is scarce resource
hence its demand always exists, the price range may vary with the flow of cash
in economy.
In the present
cycle of economy there is great slump in real estate market. The prices of
property already corrected a lot. Investment in land for speculation point of
view is not a profitable business from last two years. Hence investors are
thinking on investment in agricultural land for cultivation point of view , in
which agri farms can be developed and which can be sold in future on high premium.
While purchasing
the agriculture land for cultivation purpose following revenue and non-revenue
related points should be considered.
The location of
land is most important. The land should be ideally located near the road so
that agri machinery should reach to farm easily. Most crucial point to be
considered that land should be connected with road, in revenue terms it is
called “Raah”, means there should be raah to land, without the access of raah
there is no use of land, and owner cannot use some others land to perform the
intercultural operations of agriculture/ horticulture.
The purchaser of
land should ensure that there is regular source of irrigation water. This may
be either through canal linkage or tubewell in the land. In some areas where water
level is very low, the permission to dig deep tubewell or submersible pump is
not granted by irrigation department, these areas are marked as red zone. Hence
purchasing of land in these areas is of no use.
Prices of
agricultural land are always remains a key point while purchasing of land. In
states like himachal, government has issued direction regarding circle rates of
land in different districts. These are called the average rates or salana ausat
of agriculture land, on which registration of sale deed is done. The rates are
calculated on the basis of distance of land from connecting road and type of
road as well. There are different rates for land upto 25 meters far from road,
from 25 to 50m from road and more than 50 meters. The rates are notified be
deputy commissioner and are valid for one year. The registration is made on
these rates. At present in Himachal stamp duty is 5% registration charges are
2%. Hence the location of land is very crucial in terms of its price. It is
pertinent to mention here that non himachali cannot purchase any type of land
in himachal. They have to obtain permission under section 118 from government.
While purchasing
of land the revenue related issues as mentioned in my previous posts should be
considered regarding its type, ownership and possession. One important point to
be considered after purchase of land is that the red ink entry of mutation
should be ensured in 12th column of jamabandi. A copy of jamabandi
having mutation entry with signature and stamp of concerned patwari should be
kept in own record for reference in future.
In addition of
above points some other important points should be considered which will be
elaborated in my future posts. Your valued suggestions are always welcome. You
can also send your queries and suggestions on my mail anil.chauhan2@gmail.com.