Plot Documents in Boisar: The 9 Checks That Decide Whether Your Title Holds

Before buying a plot in Boisar, check 9 Plot Documents in Boisar: the 7/12 extract, 8A extract, mutation entries, tenure class, Section 36A sanction for tribal-held land, NA order or deemed NA proof, sanctioned layout, MahaRERA registration, and a 30-year title search report.

Scheduled Tribes make up 30.56 percent of the population of Palghar taluka. That single number is why a plot file in Boisar does not look like a plot file anywhere else in Maharashtra, and why a national checklist will not protect you here. A sale deed proves that you paid. It does not prove that the seller was legally able to sell.

Most buyers arrive with 3 questions: is it NA, is it RERA registered, and is the title clear. Those are the right questions. They are just not enough in Palghar district, where tenure restrictions and tribal land protections sit inside the revenue record and stay invisible to anyone who reads only the owner name and the area.

• A tribal held occupancy cannot pass to a non-tribal without the Collector’s previous sanction under Section 36A, and for a sale that also needs State Government approval.
• Occupant Class 2 land, marked on the 7/12, cannot be transferred without the Collector’s sanction under Section 43 of the Maharashtra Tenancy Act.
• “NA plot” is not a document. Ask for the Section 44 order and Sanad, or proof of deemed conversion under the Development Plan.
• A plotted project crossing 500 sqm or 8 plots must be registered with MahaRERA before it is advertised or sold.
• The defect travels with the land, not with the seller. An unsanctioned transfer 20 years ago is still your problem today.

The Boisar plot file at a glance

• Scheduled Tribes are 30.56 percent of the population of Palghar taluka, so a Section 36A question is routine in this belt, not exceptional.
• Section 36A of the Maharashtra Land Revenue Code, 1966 bars the transfer of a tribal occupancy to a non-tribal without prior sanction. For a sale, the Collector may sanction only with the State Government’s prior approval.
• A notification dated 14 June 2016 added a further condition: The Gram Sabha’s prior sanction before the Collector allows such a transfer.
• Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a plotted project must be registered if the land to be developed is more than 500 sq m or more than 8 plots are proposed, counting all phases.
• In February 2024, MahaRERA issued show-cause notices to 41 promoters across the state who advertised non-agricultural plots without registering the project.
• Birla Mrida Plots Boisar is registered under MahaRERA number PP1240002502953, across 68 acres or 277,355.12 sqm, with 539 saleable plots from 1,200 to 9,000 sq.ft.

What documents are required to buy a plot in Maharashtra?

Maharashtra treats every parcel as agricultural until the State records otherwise, and it keeps ownership, tenure, and permitted land use in 3 separate places. That is why a plot file here is longer than a flat file.

A flat buyer inherits work the developer has already finished. A plot buyer inspects it.

The 9 documents below are the working file. In Boisar, none of them is optional. Plot Documents in Boisar.

#	Document	What it proves	Where it comes from
1	7/12 extract (satbara)	Who holds the land, the area, the tenure class, and any loan, tenancy, or court entry recorded against it	Village Talathi
2	8A extract	Every holding under one account number, useful when a seller holds several survey numbers	Village Talathi
3	Mutation entries (ferfar)	Each recorded change of hands, inheritance, partition or correction behind the current name	Record of rights
4	Tenure class entry	Whether the land is Occupant Class 1, freely transferable, or Class 2, restricted	7/12 remarks column
5	Section 36A sanction	Collector’s previous sanction, with State approval, where the occupancy was held by a tribal	Collector, Palghar
6	NA order and Sanad, or deemed NA proof	That the land may legally be used for a residential purpose	Collector, or the Development Plan route
7	Sanctioned layout	That your plot exists as an approved subdivision with roads and open space	Planning authority
8	MahaRERA registration	That the project, its approvals, and its quarterly progress are on public record	MahaRERA
9	Title search report	That the chain of title is clean for the period searched, usually 30 years	Advocate’s search at the Sub-Registrar

What is a 7/12 extract and what should you check in it?

The 7/12 extract, known locally as the satbara utara, is the village record of rights for one survey or gat number. It is 2 forms printed together. Form 7 records the holder, the tenure, and any rights or encumbrances noted against the land. Form 12 records cultivation.

Read 4 things, in this order.

1. The name. The holder recorded on the 7/12 must be the person signing your agreement. If an earlier sale happened but the mutation is still undecided, the old name stays on the record.
2. The area. It must match the layout, the previous sale deed, and the measurement plan. A mismatch is a boundary dispute waiting to happen.
3. The other rights column. Loans, tenancy entries, court orders, and government charges all appear here.
4. The tenure line. This is the entry most buyers skip, and it is the subject of the next section.

A plain view of the 7/12 is free on the state land records portal. The digitally signed copy, which banks and the Sub-Registrar accept, is issued separately for a nominal fee and includes a scannable QR code.

One caution on format. City survey areas are recorded on a Property Card, not a 7/12. Rural parcels use survey or gat numbers, city survey areas use CTS numbers, and the 2 systems are not interchangeable. Ask which one applies to the land under your layout before you request anything.

What is Occupant Class 1 and Class 2 land in Maharashtra?

Occupant Class 1 land is held without restriction and can be sold freely. Occupant Class 2 land, called navin sharat or new tenure, cannot be transferred without the Collector’s previous sanction.

Class 2 arises when the holder received the land through a statute or a government grant rather than an open market purchase. Tenant purchases under the Maharashtra Tenancy and Agricultural Lands Act, 1948 are the most common source of it in this belt.

Section 43 of that Act says a tenant cannot sell, gift, exchange, mortgage, lease, or assign land without the Collector’s prior sanction. A transfer made without that sanction is not valid.

Section 63 of the same Act is the second restriction. It bars the sale, gift, exchange or lease of agricultural land in favour of a person who is not an agriculturist, unless the Collector permits it.

Neither of these is hidden. Both appear as remarks on the 7/12. A buyer who reads only the owner’s name and the area will walk past both of them.

Is it legal to buy tribal land in Palghar?

This question separates a Boisar file from a Pune or Nashik file.

Scheduled Tribes make up 30.56 percent of Palghar taluka’s population. A meaningful share of the older agricultural holdings around Boisar were, at some point in the chain of title, held by a tribal occupant.

Section 36A of the Maharashtra Land Revenue Code, 1966 says an occupancy held by a tribal cannot be transferred to a non-tribal by sale, gift, exchange, mortgage, lease or otherwise, except on the application of that non-tribal and with previous sanction. For a lease or mortgage up to 5 years, the Collector alone may sanction. For a sale, the Collector may sanction only with the State Government’s prior approval. A notification dated 14 June 2016 added the Gram Sabha’s prior sanction as a further requirement.

The Collector must also be satisfied that no tribal living in that village, or within 5 km of it, is willing to take the occupancy on the same terms.

Here is what buyers underestimate. A transfer made without that sanction is not cured by registration, by payment, or by 20 years of quiet possession. The defect attaches to the land and travels down the chain to every later buyer, which includes you.

So the question to put to a seller is not whether the plot is NA. It is this: at any point in the recorded chain, was this survey number held by a tribal occupant, and if it was, where is the sanction order?

Is NA permission required for a plot in Boisar?

Usually yes, though not always by the route people expect.

Section 42 of the Maharashtra Land Revenue Code, 1966 says land used for agriculture cannot be used for a non-agricultural purpose without the Collector’s permission, and Section 44 sets out the conversion procedure. That permission is the NA order. The Sanad is the formal document issued once the conditions are met and the conversion premium is paid. Both must show up in the 7/12 remarks column to count for anything.

Maharashtra then opened a second route. Sections 42A to 42D provide that where land is included in a published Development Plan or Regional Plan, its use is deemed converted to the use shown in that plan once conversion tax, non-agricultural assessment and any nazrana or premium are paid, and no separate permission under Section 42 or 44 is needed. The State issued fresh directions to revenue officers on 13 March 2024 restating this, because owners kept filing applications that the law no longer required.

For a buyer, that produces 1 practical instruction. Do not accept the phrase “NA plot” on its own. Ask which route applies: A Collector’s order and Sanad under Section 44, or deemed conversion under the Development Plan with proof that the conversion tax and dues were paid. Then confirm the entry appears on the 7/12.

Getting this wrong is expensive. Section 45 exposes the holder to penalty, a restoration order returning the land to agricultural use, and demolition of unauthorized construction. Lenders will not fund it either.

How to check the MahaRERA registration of a plotted project?

A plotted development is a real estate project. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, registration is required where the land proposed to be developed is more than 500 sq m, or where more than 8 plots are proposed, counting all phases. Either trigger on its own is enough.

In February 2024, MahaRERA moved against promoters advertising non-agricultural plots without registration and issued show cause notices to 41 promoters across the state. Plotted projects go through the same financial, legal, and technical scrutiny as buildings, and the promoter stays responsible for internal roads, water supply, sewerage, and common areas.

Verification takes about 5 minutes on the MahaRERA portal. Search the registration number, then read 4 things: the promoter name against the one on your agreement, the declared completion date, the uploaded approvals, and the quarterly progress reports.

“A seller who is relaxed about you opening the MahaRERA page has nothing on that page to worry about. Nervousness is the finding.”

For reference, Birla Mrida Plots Boisar is registered under MahaRERA number PP1240002502953. The registered project covers 68 acres, or 277,355.12 sqm, with 539 saleable plots ranging from 1,200 to 9,000 sq.ft. (roughly 111 to 836 sq m). Birla Mrida price in Boisar starts at ₹50 lakhs. The layout and master plan show how the plot sizes are distributed across the parcel.

What is a title search report and how far back should it go?

A title search is an advocate’s examination of the registered records at the Sub-Registrar, tracing each transfer, mortgage, lease, gift, partition, and court attachment that touched the land. 30 years is the working standard, because that is the period over which most adverse claims and old restrictions surface.

Ask the advocate to report on 4 points specifically, rather than issuing a general clearance.

1. Whether any link in the chain involved a tribal occupant, and if so, whether the Section 36A sanction is on record.
2. Whether the tenure was ever Class 2, and whether each transfer while it was Class 2 had the Collector’s sanction.
3. Whether any mortgage, lis pendens or government charge is still live.
4. Whether the area in the deed matches the area in the revenue record and the layout.

A search report reads the past. The encumbrance position on the registration department records reads the present. You need both, and they should agree with each other.

What documents should you collect at registration?

The file you walk away with matters as much as the file you inspected. Collect these and keep them together.

Document	Why you need it later
Registered agreement or sale deed	The primary instrument of title for every future sale, loan or succession
Stamp duty e-challan	Proof of duty paid, and the reference if the valuation is ever questioned
Registration receipt and Index II	The Sub-Registrar’s confirmation that the deed entered the public record
Updated 7/12 with your name	Issued after the mutation is decided. Until this happens, the record still shows the seller
NA order and Sanad copy, or deemed NA proof	Required by the planning authority when you apply for construction permission
Sanctioned layout copy	Fixes your plot number, dimensions and access road within the approved scheme
Possession letter and demarcation plan	Establishes physical handover and the pegged boundary of your plot

On cost, stamp duty is calculated on the higher of the agreement value or the ready reckoner rate, and the rate itself depends on whether the land falls under a municipal corporation, a municipal council, or a gram panchayat. Confirm which local body applies to your layout. The registration fee is 1 percent of the value, capped at ₹30,000.

Common mistakes plot buyers make in Boisar

1. Reading only the owner’s name and the area on the 7/12, and never opening the remarks column where tenure and restrictions live.
2. Accepting “NA plot” as a statement of fact rather than asking for the Section 44 order and Sanad, or the deemed conversion proof.
3. Assuming a registered deed cures a defect. Registration records a transaction. It does not validate one that needed sanction and never got it.
4. Treating a gram panchayat letterhead or an approval from a village office as a substitute for MahaRERA registration.
5. Paying the balance before the mutation is decided, which leaves the revenue record still showing the seller.
6. Running a 12 or 15-year search to save fees. Tribal land and tenancy restrictions often go back further than that.

What our advisory desk sees in Boisar plot files

We read plot files in Palghar district every week, and the pattern stays the same. The document that holds up a transaction here is almost never the sale deed. The sanction order should sit behind a transfer made years ago.

The commonest sequence looks like this. A buyer shortlists a parcel, the 7/12 looks clean at a glance, and the seller produces a registered deed from a previous sale. The advocate then runs the chain back and finds an entry showing a tribal occupant 2 or 3 transfers earlier. From that point the question is no longer about price. It is whether the Collector’s sanction, and the State Government’s approval behind it, exist on file. If they do not, the defect is still attached to the land, and every buyer since has inherited it.

The second pattern is tenure. A 7/12 marked Occupant Class 2 does not stop a sale, but it changes who has to sign off. Sellers often describe it as a formality. Section 43 does not treat it as one.

Our working rule is simple. We ask for the tenure entry and the tribal history first, before anyone discusses rates, layouts or plot numbers. If those 2 answers are clean, the rest of the file usually follows. If they are not, no amount of pricing makes the deal worth doing.

“In Palghar, we do not start with what the plot costs. We start with whether the seller was ever allowed to sell it.”

Key takeaways

Buying land in Boisar is a records exercise before it is a property decision, and the records are readable if you know which lines matter.

1. Open the remarks column of the 7/12 first. Tenure class, tenancy entries, and charges are recorded there, and nothing else in the file overrides them.
2. Trace the chain for a tribal occupant. Where one appears, the Section 36A sanction, with State Government approval, decides whether your title survives.
3. Ask which NA route applies: The Section 44 order and Sanad, or deemed conversion under the Development Plan; then confirm the entry on the 7/12.
4. Verify the MahaRERA number yourself and read the quarterly progress reports, not just the registration certificate.
5. Run the title search for 30 years. Shorter searches miss exactly the restrictions that matter in Palghar district.

If you are working through a registered layout rather than a standalone parcel, a project such as Birla Mrida Plots Boisar puts the approvals, the plot schedule and the quarterly disclosures in one place, which shortens the file you have to assemble yourself. Start with the project location and connectivity, then take the document list above to your advocate.

Frequently asked questions