Before you buy farmland, you want to know one thing above all: will this land actually be yours, in your own name, with clear title. You also want to know exactly what you will hold as proof once you have paid. This blog sets out what a Hasiru buyer legally owns and every document they receive.
THE SHORT ANSWER
When you buy Hasiru farmland, the land is registered in your own name through a registered sale deed, with an individual survey number, not a share of a larger parcel. You receive a full set of title and revenue documents, and Hasiru completes the mutation so the government records you as the owner.
Table of Contents
Will the land be registered in my name?
Yes. Every Hasiru buyer receives a registered sale deed executed in their own name, conveying exclusive title to the specific parcel. The deed is registered before the jurisdictional Sub-Registrar, and the land’s agricultural character is retained.
A registered sale deed is the document that transfers legal ownership of the parcel to you. It names you as the owner, describes the specific land, and is entered in the government’s registration records. Because all Hasiru projects are agricultural land, ownership is transferred on that basis and the agricultural character stays intact.
Do I get an individual survey number, or a share of a bigger plot?
You get an individually demarcated parcel with its own survey number in your own name, not an undivided share of a larger holding. That is the difference between owning a defined piece of land and owning a fraction of someone else’s.
The single biggest source of rural land disputes is joint ownership inside one survey number, where several people hold undivided shares of the same parcel and later disagree. Hasiru avoids that structure. For a plotted sale, once your sale deed is registered, an 11E sketch is prepared and approved in your name, the khata is mutated to you, and an individual survey number is assigned to your parcel. For a whole-survey-number sale, no 11E is needed: the khata is mutated directly into your name and the boundaries are physically demarcated on the ground before you take possession.
What documents do I actually receive?
You receive a full set of documents across the whole transaction, from the booking receipt through to the post-mutation revenue records and an ongoing maintenance agreement. The table below lists what you hold at each stage.
| Stage | What you receive |
|---|---|
| Booking | Payment Receipt; Letter of Promise |
| Before registration | Sale Agreement |
| At registration | Registered Sale Deed (exclusive title in your name); physical possession of the parcel |
| After mutation | RTC in your name; Encumbrance Certificate (EC); Akarband; Mutation Register Extract; Patta Book; latest Tax Receipts |
| Ongoing | Maintenance Agreement with Hasiru |
Note: A full sample sale deed is not published, because its clauses vary from one transaction to another. The set above is what every buyer receives, and you can review the paperwork in person on a site visit.
Is a registered sale deed enough, or do I need mutation too?
Both matter, and you get both. Registration proves you purchased the land; mutation makes you the recognised owner in the government’s revenue records. Hasiru completes the mutation and hands you the RTC in your name and the Mutation Register Extract.
Registration and mutation are two separate government systems. A registered sale deed records that the land was sold to you and transfers title. Mutation then updates the revenue records so the state recognises you as the current holder of that land. Buyers are often handed only the sale deed and left to complete mutation on their own. Hasiru completes it and gives you the post-mutation record, so both halves of ownership are in place.
Is the RTC my proof of ownership?
The RTC is a revenue record, not a title deed on its own. Complete proof of ownership is the registered sale deed, the RTC in your name, and the Encumbrance Certificate together, and you receive all three.
The RTC, the Record of Rights, Tenancy and Crops, is prima facie evidence of who holds and cultivates the land, but it does not by itself prove title. Title comes from the registered sale deed. The Encumbrance Certificate confirms the land is free of loans or charges. Held together, these three form the complete ownership record, which is exactly what a Hasiru buyer holds after registration and mutation.
Who checks the title before I buy, and how far back?
Hasiru completes pre-sale due diligence before a project is offered, including tracing the parent title for 60+ years where available, and running EC, RTC and mutation, survey, PTCL, litigation, Nil Tenancy and zoning checks. The buyer-beware checklist is done for you.
Most guidance tells the buyer to trace 30 years of parent deeds and run PTCL and tenancy checks themselves, then wishes them luck. Hasiru traces the parent title further, 60+ years where the records exist, and completes the verification before the land is ever offered. Depending on the project, approvals can include Gram Panchayat approval, electricity and water approvals from the competent local authorities, Survey Sketches, Phodi Sketches, and 11E sketches approved by the Assistant Director of Land Records (ADLR). Which documents apply depends on the project’s stage and nature.
Who pays stamp duty and registration?
Registration happens before the jurisdictional Sub-Registrar, and the purchaser bears the applicable stamp duty and registration charges, unless otherwise agreed. This page states who bears the cost, not the amount.
Stamp duty and registration charges are statutory and depend on the transaction, so the figures are handled case by case rather than quoted here.
Frequently asked questions
Can a non-agriculturist or an NRI buy Hasiru farmland?
Yes. Both non-agriculturists and NRIs are eligible to purchase, even though the land conveyed is agricultural.
Do I need e-khata for agricultural farmland?
The khata is mutated into your name as part of the transfer, so the record reflects you as the holder. For how khata mutation works step by step, see the 11E and mutation guide.
Can I see the documents before I buy?
Yes, during a site visit. A full sample sale deed is not published because clauses vary by transaction, but you can review the paperwork in person.
Is the land agricultural or converted?
The land is agricultural, and its agricultural character is retained. Ownership is transferred on that basis.
What happens to the documents if I sell the land later?
You hold the full title in your own name and can transfer it. For how resale and transfer work, see the resale guide.
