How to Buy Agricultural Land in Uttar Pradesh

Introduction to how to buy agricultural land in Uttar Pradesh: The area of ​​land that is either cultivable, under permanent crops, or under permanent pastures is known as agricultural land. The agriculture sector is the biggest driver of economic growth in Uttar Pradesh. The vast majority of the population in the state is practically dependent on agriculture for their livelihood. Up to 65% of the total workforce of the state is dependent on agriculture, most of which are below the poverty line.

Thus, it is also called farmland or cropland as well as pasture or rangeland. Buying agricultural land in India is undoubtedly the wisest decision you will ever make. However, agricultural land is much cheaper than urban and urban development land, income from agricultural land is tax-free, and when you sell it, you can expect a good return on investment. Especially if the land is located in an area where the government has a plan. 

The agricultural sector is an important part of the economy mainly with the growing number of businesses and residents who choose local food products. Promoting agricultural viability in Uttar Pradesh helps ensure that agricultural land is cultivated and available for future food production. To propose several policy options to revive the agricultural sector of Uttar Pradesh. Specifically, the objectives are;

1. Assess agricultural performance during the last two decades 1980-2000, 
2. To identify barriers to achieving high agricultural growth, 
3. To identify barriers and opportunities for agricultural processing, and 
4. Suggest strategic options and recommendations for rapid agricultural development. 

Guide on how to buy agricultural land in Uttar Pradesh, documents required, stamp duty, online property registration procedure

Land use pattern in Uttar Pradesh

The pattern of land use in different regions was dominated by agriculture in the manner of land use in all regions. The agriculture in Uttar Pradesh shares in the total reporting area ranged 70% in the Central, Eastern, and Bundelkhand regions. Agriculture in Uttar Pradesh is very diverse. It produces multiple crops due to the comparative advantage of a wide range of agro-climatic variations. It is one of the largest grain-producing states in the country. Agricultural land available in Uttar Pradesh was approximately 16.8 million hectares. 

Land ceiling limit under agricultural land in Uttar Pradesh 

In Uttar Pradesh, the limit for ceiling agricultural land is 12.5 acres. If the family owns agricultural land you will fall into the type of creamy layer in which (i) ‘irrigated land’, more than 85% of the statutory ceiling area, or (ii) exclusion rule will not apply if a family land exclusively non-irrigated. 

Uttar Pradesh has restricted the purchase of agricultural land to 12.5 acres. It is important to know these land boundary rules to prevent sellers’ fraudulent activities and legal contradictions. In Uttar Pradesh, agricultural development refers to any work done for the development of any agricultural land or to increase agricultural production and includes drainage, groundwater development, and soil conservation.

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Agricultural production includes agriculture, horticulture, fish farming, and these include forestry, sericulture, beekeeping, dairy farming, pig and poultry farming, and other types of products that have been reported by the state government as sub-accidental.

Ceiling land distribution in Uttar Pradesh

Uttar Pradesh was the first state in India to enact legislation and implement land reform measures. The effects on the backward classes show that the economic condition of the beneficiaries of land distribution is still pitiable. While occupying this land, they fail to get the maximum benefit from this land due to lack of financial resources, the small size of land, and poor quality of the land. In many cases, land grabs and difficulties in transferring land from previous owners lead to legal battles that often prove to be more expensive than the value of the land.

In addition, the risk associated with agriculture, such as monsoon uncertainty and crop quality, forces many allottees to sell their land to those who wish to take the risk. Most continue to support their families through ultra-wage employment. Although land remains a powerful tool for socio-economic empowerment, steps need to be taken to ensure that land is viewed as a ‘unit of development’ with the resources needed to make it land profitable are provided.

The dead registration process for buying agricultural land in Uttar Pradesh

Check your land records for Uttar Pradesh

For land registration, check agriculture land records online. This information is provided by the Land Records Department of the Uttar Pradesh State Government. Some users can find details of land records by district and village name. 

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Property registration requires the preparation of documents and payment of applicable stamp duty registration charges for a legally recorded sales deed in the office of the Sub-Registrar. 

Purpose of property registration (Dead registration) 

Transfer of immovable property can be done only through registration. Immovable property registration transfer document provides the below benefits. 

• Firstly, the deed of registration of the transfer of property in Uttar Pradesh, i.e., Dead Registration, will be a permanent public record, once it is registered with the relevant Sub-Registrar. 
• Anyone can inspect the public record of transfer of property and a copy of this document which can be obtained from the Sub-Registrar’s office. 
• The property listing provides the general public with information that the owner has passed on to the buyer through the owner. 
• If a person intends to purchase a property, he can verify the record index available in the Sub-Registrar’s office. Such a person can check in whose name the last transfer deed is registered. 
• You can check the revenue record as Khata, Khatoni / Khasra of that land and title deed if the land is agricultural.

Documents required for buying agricultural land in Uttar Pradesh

The title deed of the land

It confirms the name of the seller of the title deed of the property and also confirms whether the seller has full right to sell the property. The original present deed and previous deeds must be examined by a lawyer to confirm that the seller has not allowed access to others through this agricultural land. If the agricultural land is owned by more than one person, a certificate of release must be obtained from the other participants before the documents can be entered. 

Encumbrance certificate

An encumbrance certificate for the last 13 or 30 years can be obtained from the office of the Sub-Registrar, to ensure that there is no legal liability or complaint on the land.  Before purchasing a plot, it is important to verify that the land is free from legal obligations. This document helps you to understand the burden of property for a specific time. 

Agriculture property tax receipts and bills

It is mainly recommended that you ask the seller for the previous property tax receipts as well as other bills related to the plot. This will help you to avoid future tax problems. 

Changing the land title in the village office

All legal methods for purchasing the agriculture property are completed, only if the name of the new owner is included in the records of the village office. And, a registered deed copy for buying agricultural land can be applied at the village office.

Verify owner carefully

Before finalizing the agreement, you should carefully verify that the person selling the land is the real owner. The title deed, lease passbook, and 1B register of the property confirm the owner’s name and also confirm whether he has full rights to sell the property. Also, ask a lawyer to check all previous actions to make sure there are no land disputes or multiple owners of the land. 

Agreement for sale

It is a written agreement is made about the cost and the actual sale time after all the documents have been verified. This must be prepared by a lawyer and then signed by the parties and two witnesses. Though, it is the contract to sell the document is a prelude to the sale deed. According to some terms and conditions established in this document, future agreements are likely to proceed. It is important to carefully set the terms before signing a sales contract and to diligently understand each clause to fully understand its implications. 

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Check land classification

Many agriculture land categories fall into the category of prohibited purchases. Know the ground laws all over India. Also, make sure that the land you want to buy is free of all these restrictions. 

Land survey

Get the land surveyed by a recognized surveyor to ensure that the measurement of the plot and its boundaries are mentioned in the title certificate. 

• Entry in Pahani / Adangal 
• You should enter your land details in Pahani or Adangal. 
• Get tax receipts and land record copies.  
• Get all the latest land tax receipts. Also, get certified copies of Pahani / Adangal and 1B Register for legal proof of purchase. 

Check your resources before buying agricultural land

Water is one of the most important resources before investing in agriculture. Water rights laws can be complicated, and you need to make sure you understand your rights and uses before you buy land. Carefully check the water certificate, talk to the farmers and understand your water rights. Survey the area and make sure you are legally eligible for irrigation from nearby ponds, ponds, or wells. In addition, be sure to check your water source for any contamination and treatment if needed. 

Documents required for registration of deeds in Uttar Pradesh 

The details of documents required for registration of deeds in Uttar Pradesh are given here;

• An original and duplicate copy of the document is required for registration. 
• Two passport size photographs of all parties, buyers, sellers, and all witnesses. 
• Photo ID – Voter ID card and passport of the buyer, seller, and all witnesses. 
• Certified copies of both the seller and the buyer’s certificate of the corporation, in the case of a company and not a copy of the individual buyer’s 
• Copy of the property register card to indicate that the property does not belong to the government (can be obtained from the City Survey Department).
• All parties must have a copy of the PAN card (attached to the sale deed). 
• Photographs and signatures of all parties, buyers, sellers, and two witnesses are required. 

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Cost of agriculture land in Uttar Pradesh

The cost of agricultural land is about 20 lakhs to 1 crore and it will change depending on many factors. The below-mentioned factors can be divided into a few categories.

• Accessibility and land use
• Physical attributes
• Selected location
• Value in and around the location
• Market value and property value 

Other factors affecting the cost include proximity to other attractions or desired areas, scarcity, current, and future land Usage, access to economic activities, area facilities, type and proximity of the property to neighboring houses, zoning, future development potential. 

Tips for selecting the perfect agricultural land in Uttar Pradesh

Selecting the perfect agricultural land seems like a difficult task. You may have to spend some time exploring and researching some features before finding the one that suits your needs and your goals. 

Learn about past land use

Before buying agricultural land, you should know about using agricultural land as a farm, field, vineyard, orchard, or possibly a timber forest. Past land use can affect if you want to buy agricultural land. Many nutrients may not remain for crops in the agricultural land that has not been used for decades. Investigate past land use to avoid hazards and focus on finding farms with healthy soil. 

Check soil acidity and nutrients

Before buying agricultural land, make sure that the soil has the right nutrients to grow crops. Nutrients you should learn about include Phosphorus, Potassium, Calcium, Magnesium, Sulfur, Aluminum, Lead. 

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Observe soil drainage

Most crops prefer soil that loosens quickly after rain. Well-drained soil helps protect plants from diseases. Also, improve farm drainage by adding perlite, sand, fertilizer, mulch, or vermiculite to the soil. Soil modification will need time and money. If you want to start farming right away, buy an agriculture farm for sale that is already running out. 

Analyze the topology of agricultural land

Most farmers avoid steep hillsides as water can wash away nutrients under the slopes. If you want to buy agricultural land, it probably doesn’t make much difference to the topology. 

Research access to resources

Depending on the location of the agricultural land, you may not have access to resources. If you cannot connect to the electric grid or natural gas, however, you will have difficulty using some machinery, controlling the airflow through the tunnels. 

Notice existing infrastructure

You need farm infrastructure to help you cultivate and sell the crop. You can divide the important types of infrastructure into 4 types. They are Roads, Buildings, Irrigation, Electricity, Farm roads. Irrigation infrastructure run along rows of crops that spray crops automatically. Make sure it has an efficient irrigation system that will provide the right amount of water to your crops before buying agricultural land.

Stamp duty and land registration for buying agricultural land in Uttar Pradesh

Stamp duty paid can be submitted to the court as evidence and it is a legal document. Registration is the process by which a copy of a document is recorded and the title of the immovable property is transferred in the name of the buyer to the office of the Registrar. In the Sub-Registrar office, the deed must be registered within 4 months from the date of execution of the document according to the Indian Registration Act, 1908. In these, provide details such as the original title deed, past deeds, tax receipts, and two witnesses for property registration. 

Stamp Duty and Registration Charges in Uttar Pradesh (UP) – As is true of asset purchases in all parts of India, the same is true of property buyers in Uttar Pradesh (UP), and stamp duty for property registration in UP is responsible for paying the registration charges so that the property can be registered in the government records in their names. 

UP is one of the states in India where stamp duty is relatively high. In UP, buyers have to pay a 7% stamp duty on the transaction cost. Note that buyers cannot register a property below the perimeter rate in any state. If the property is being registered below the circle rates fixed by the government, then the buyer will still have to pay the applicable amount on the price as determined by calculating the circle rate. By doing this people can ensure that the property is legally registered. Stamp duty is a legal tax payable when buying or selling a property. The fee paid is used to register the property in the buyer’s name and to legalize the ownership of the property. 

Stamp duty and registration charges in UP are different from other states. Generally, about 5-7% of the market value of the property is levied as stamp duty and about 1% of the market value of the property is levied as a registration charge in India. The stamp duty charges imposed by the UP government are higher than in other states. Circle rates are fixed in each area which is imposed by the government. Property should be registered at a price equal to or above the circle rate.

Agriculture property registration procedure in Uttar Pradesh

Interested citizens must first make an appointment on the website before registering the property. Set a date and time for the appointment online. Apply to meet the following steps;

• Step 1: The applicant must go to the official website of the Registration and Stamp Department. 
• Step 2: After that, enter the application number and password. 
• Step 3: More, enter the captcha code and click the submit button. 
• Step 4: Then select the available date and go to Sub Registrar’s Office (SRO) on the due date.

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Online Property Registration Procedure in UP

To register property/land in Uttar Pradesh, follow the given procedure;

• Step 1 – Initially, visit the Registration and Stamp Department website.
• Step 2 – After that, click on the “Apply” option under Property Registration. 
• Step 3 – To register on the website for the first time, start a new account entry or “login” with an already created user ID and password. 
• Step 4 – Then, select District, Tehsil, and Registrar. 
• Step 5 – Now enter the mobile number and create the password. 
• Step 6 – Enter the captcha code and click the ‘Go Ahead’ button. 
• Step 7 – After logging in, the online property registration form will appear on the screen. 
• Step 8 – Select the document type (select the relevant dead category from the various options available in the dropdown). 
• Step 9 – Provide the following property details for registration and calculation of stamp duty.
  • Relevant tehsil of the district.
  • Area type, rural or urban. 
  • Sub Area type of the tehsils
  • Ward from the sub-area already selected
  • Type of property agricultural land

• Step 10 – Now, provide all the details of the property for evaluation. 
• Step 11 – Select the building type and then click the Next button. 
• Step 12 – Select the property type and fill in the residential area and total area and enter the details. 
• Step 13 – Select the applicable sub-clause related to the property under consideration, if any. 
• Step 14 – The software will automatically calculate the applicable stamp duty and registration fee based on the deed selection and some other details filled in. 
• Step 15 – Now, upload all the required documents like proof of identity, PAN number, etc. 
• Step 16 – After adding all the required documents, the user has to proceed to add the details of the other parties involved in the transaction and the two witnesses. 
• Step 17 – Select the “Dead Document” button to create a dead document and then click the Save button. 
• Step 18 – Enter the number of pages, and the name of the person presenting the document, then finally click the Save button to submit. The save button is activated only after the dead document has been created. 
• Step 19 – Select the payment service type E-stamp, Stamp, E-Payment, and make the specific payment. 
• Step 20 – Now select User Consent and then click the Save button to proceed. 
• Step 21 – Enter the displayed captcha and confirm that everything is correct by clicking the save button to save the process. 
• Step 22 – Finally print out the application and fee receipt. Then visit the Sub-Registrar’s Office on any working day. 
• Step 23 – Once the registration request is made, use the Application ID for reference. Make sure, use the same ID to book a time slot in the application. All can go to the Registrar’s Office to complete the registration process based on convenience. 
• Step 24 – The registration process will be completed at the Sub-Registrar’s Office (SRO). The Sub-Registering Officer will confirm the following details. Upon checking, Sub-Registrar’s Office will update the details in the online land records website.