Please ask Builder to furnish permission from Collector of Pune under 35 A of MLRC 1966.

You will have No problem in future. 

You need to construct a local lawyer in Pune before you purchase the villa 

you have to take 30 years title search check whether title is clear and marketable 

in addition advisable to consult a local architect as to whether villas could be constructed in agricultural land with mere gram panchayat approval 

1. Gram Panchayat is only a House Tax Collecting Authority and does not have jurisdiction to approve or sanction any construction project.  This authority is vested with the Town Planning Dept., (Collector office).

2. All constructions made on Agricultural land is "illegal & unauthorized",  BUT can be legally regularized, by following due procedures of law at the collector office.

3. File an RTI Application with the collector office and inquire about the permission /sanction given to the said project.  BUY only after you get positive confirmation.

1. The change of nature of land from one category to another bedpans on the Policy decision of state and demons on recommendation of the local Revenue Authority.

2. it is often found that if a locality having predominantly agriculture nature is allowed to ubranise then the land type is converted into dwelling type and hence your area is also going to be covered in that fashion.

3. if the villa is built on the basis of a approved building plan then there is nothing much to get worried about.

Dear Sir,

Even in agricultural area, some part of the land can be termed as residential. You are suggested to check the documents in this regard. 

This wpuld surely go for residential zone in future.

You can buy it

No automatic conversion of zone. And without conversion, construction is done so it is illegal and may be demolish or conversion into residential by paying penalty.

Without convention into residential purpose, such construction is illegal and high risk attracted to property.

1. See if the land on which houses are made are converted after paying conversion fee and order of conversion is their, title of the property is clear than you can go ahead and purchase the property after verification of all the documents.

Ideally the land has to be bin sheti or NA

Plz check the competent authority's order issued to builder allowing construction of houses on sheti land and the terms and conditions thereof 

- Agricultural and no development zone cannot be changed easily unless the government declared in the development plan.

- Further , no reputed bank give loan on Gram panchayat  approved plans.

- Further , Sheti na vikas zone means agriculture development zone , and it can be converted into non agriculture zone with the conditions of residential zone only , after obtaining permissions from the collector.

Yes even if it's not converted into residential area still if the villa is legitimate then no issue. 

An agricultural land is to be converted into a non agricultural land use before a commercial or residential property can be constructed over it. If the permission has been taken then its ok.

Sheti na vikas zone mean agriculture development zone. To convert such a land in such a zone,  Maharashtra Land Revenue Code requires a landowner to obtain permissions from the collector. We suggest you should consult a local lawyer who can examine facts . 

Yes you can certainly proceed with this.

The status of vila cannot be denied 

Sheti na vikas zone mean agriculture development zone.

Once it is developed into residential zone, it will remain a residential zone only.

If you have any doubt in this regard, you first obtain a legal opinion from a local experienced lawyer and then proceed only if it is recommended.