Hi, I am looking to buy a plot in Wagholi, Pune. All plots available here are Non NA plots and sellers are assuring that plots will come in R zone in few years. I have below queries. 1. If government decides to convert the area as R zone, do I have to pay any charges to get my plot to be converted to NA plot? If yes then how much? 2. If government is taking too long for R zone conversion and I still want to do construction on my plot, how much i have to pay to get the NA conversion? 3. As Wagholi is a Gram Panchayat, can I go ahead with construction without NA conversion? If yes what would be cost for the process? Thanks, Siddharth Jain
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There is no confirmity of conversion by govt.. Every individual have to apply for conversion and separate conversion fees will paid.
Conversion fees is varied in states and range Rs 60-200 per square yard.
Construction without conversion not advisable.
Yes you can do the aforesaid. Make sure the title of the land is clear and marketable. One must confirm and make sure that the ownership rights of the land lies with the seller and the seller alone. It is best to get the deed verified by a lawyer specialising in real estate deeds. Make sure to check the Encumbrance Certificate has been issues by sub-registrars office where the deed of the land has been registered. The Encumbrance Certificate if issued confirms that there are no dues and complaints against the land. Also one must make sure all the planning permissions and building approval has been obtained from the concerned authorities.
you can obtain NA order from Collector by making application to convert the use of land for non - agricultural purpose.
1. How will you come to know that the government will decide to convert the area as R zone at a later date.
Even if it does then the charges may be decided only at that period when the government releases the message through press media or any other mode of communication.
2. Why do you want to buy the property which is not converted to NA yet, do you want to undergo risk, then you can enquire about the charges for conversion of NA from the local revenue department.
3. The Gram panchayat is not an authority to grant approval for NA conversion.
If you want to take the risk of constructing the building without converting the agricultural land to NA then you may decide so, the cost, again you may have to enquire from the authorities concerned.
Please remember that such costs vary from one state to another hence there is no uniform charges so that at least the estimated cost can be suggested.
1) Conversion charges from agricultural to R-Zone are 0.05% of the ready reckoner rate [circle rate] of the plot. You can visit the city's revenue department to check the procedure and final payment.
2) refer point 1
3) Yes, you can make construction on it and take initial permission from gram panchayat. Refer to gram sevak who sit in gram panchayat office of wagholi.
1. Area which is within limits /jurisdiction of "Gram Panchayat", can be used to construct G+1 structures, without the permission of the district Town Planning Dept.
2. The district Town Planning Dept. is empowered to grant permission for construction of houses in NA Plots.
3. Conversion from Agricultural Land to NA land is costly upto the extent of 2 times of the prevailing land value (officially & unofficially). This can be done ONLY thru the office of the district collector, by following due procedures of law (lengthy process).
1. If govt decide to convert the plots to R zone then you don't have to pay any fees for conversion to NA plot.
2. Conversion charges varies from state to state you have to confirm the charges from district collector office.
