Buy Agricultural Land

By Razvik Schwadev

Agricultural land can be bought in Gujarat after fulfilling certain requirements. These include: The annual average income of the person including agricultural income should be less than Rs. 2Lakhs. The person must have had an agricultural land in his name before the year 1974. The person should be an agriculturist or an agricultural worker by profession.As per Section 79A of the Land Reforms Act 1961, the non-agricultural income of a purchaser who must be an agriculturist should not exceed Rs. 2 Lakhs per year. Sale of land granted to members of scheduled caste and tribe is not allowed.

Also, sale of land granted by the government is not allowed for a period of 15 years. Agricultural land can be used only for agricultural purposes and no other purpose. Utilizing agricultural land for any other purpose is prohibited by law. Agricultural land, which does not come under the Green Belt, can be converted for non-agricultural purposes like residential, commercial, industrial etc. subject to the approval of the Special Deputy Commissioner on payment of the prescribed fees and subject to certain conditions.To purchase agricultural lands, these documents need to be produced:


Form No 1 - Vendor's Pani, mutation Purchaser's pani Survey map of the land to be sold, certified by the Survey Department. Survey number means a portion of land, the area and assessment of which are separately entered under an indicative number in land records. Sub-division of survey number means a portion of survey number, the area and assessment of which are separately entered in land records under an indicative number subordinate to the survey number, of which it is a portion. This is also called 'hissa number'. Survey mark means any mark or object employed to indicate the boundaries of the property.
  Affidavits - No objection certificate from the Tahsildar
  Government permission in specified cases (like purchase of agricultural lands by people other than agriculturists and agricultural workers).
  J Form - RTC, i.e. record of right, tenancy and inspection of crops. This is a primary record issued by the village accountant. It contains the details of survey number, total extend of the land, names of the owners and their extent of holding, persons in possession, details of crops grown, and land revenue for any particular period. It also contains the details of conversion of land from agricultural to non-agricultural.
  Mutation extract: This is an extract from the mutation register maintained by the village accountant. It records the transfer of land and the mode of such transfer, recommendations of the enquiry officer for such transfer, and date of entry of transfer in the record of rights.
  Tippani: this document is issued by the Survey Department. A tippani shows a sketch of the land as on the records of the Survey Department.
  Akarband: this document is also issued by the Survey Department. It establishes the survey number and to whom the particular survey number was originally allotted and the land revenue assessment details.
  Section 79 A&B endorsements: These are issued by the Tahsildar. These endorsements certify that there are no cases against the person owning the agricultural land, and whether he is an agriculturist or not, conforming to the prescriptions.
  Form No 7 endorsement: This is also issued by the Tahsildar. This endorsement certifies that there are no tenancy cases pending in respect of the property in question, as per the Karnataka Land Reforms Act 1961.
  Saguvali Chit: The Saguvali Chit is also called the certificate of grant. This is issued on Form No VII in case of grant of government land to eligible persons for cultivation. This establishes the title of the person named in Saguvali Chit to the land granted. A sketch of the land granted will be annexed to the Saguvali Chit. The grant of the land is subject to the conditions detailed in the Saguvali Chit.
  Patta Book: This is a record given to a holder of agricultural land and includes tenants if he is primarily liable to pay land revenue. It contains a copy of the record of rights to the land. The book also contains information regarding the payment of land revenue and other government dues, and information of cultivation.


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The Best Agricultural Investment of 2010?

By David D Garner

Agricultural investment has outperformed traditional asset classes such as stocks, bonds and cash for some time, a fact backed by the sound fundamentals backing agricultural investments.

The world population is growing, with most experts predicting a growth of 40% by 2050, and a correlated growth in demand for food of at least 50%. This, combined with the diminishing supply of agricultural land is pushing up the value of agricultural land at an annual average of more than 18% over the last three years.

Here's an interesting fundamental fact driving agricultural investments: The current commitments to biofuel use from the USA, EU, Japan, China, Canada, and India, would use up around 440 million acres, that's all of the agricultural land in North America and 11% of the worlds farmland. This demand will continue to pressure output, and put agricultural land at a premium.

So, what could be considered the best agricultural investment? Well the options for investor are two-fold, firstly you could invest in one of the many agricultural funds available on the market, these agricultural funds offer the investor the opportunity to participate at lower levels and enjoy the lower risk element of spreading their investment over a vast portfolio of crops and locations.

The other option, and this is what I personally consider to be the best agricultural investment, involves a direct investment into agricultural land. This would be considered a low-risk asset (60% lower risk than other asset classes), as the human race will always need food, feed and fuel.

Investors choosing to buy up agricultural land now, will benefit not only from the growth in the value of the land itself, but also from the high yield earned from leasing the land to a farmer. So the best agricultural investment in 2010? direct investment, buying farmland, owning the asset, however you want to put it, those investors choosing to buy up farmland now will be well rewarded, very well rewarded indeed.