Common Land Buying Mistakes in Raigad (and How to Avoid Them)

Buying restricted-tenure land without permission: A significant share of Raigad's agricultural land is held under Class II occupancy, tenancy, or other restricted tenures that require the Collector's permission before sale. Buyers often notice the restriction only after paying. The fix: read the occupancy class and remarks on the 7/12 before any payment, and make permission a condition of the deal.

Ignoring tribal landholding rules: Parts of Raigad have land held by Scheduled Tribe families, and transferring it to non-tribals is restricted. Deals that bypass this can be reversed. The fix: confirm the seller's category and the land's history as part of the title search.

Assuming coastal land is buildable: Alibag, Uran, Murud, and other coastal areas fall partly under Coastal Regulation Zone rules, which can severely limit construction. The fix: get the CRZ classification of the specific survey number before paying a coastal premium.

Misunderstanding NAINA town planning schemes: In NAINA villages around Panvel, a town planning scheme may reshape plots and allocate part of the land for roads and amenities. Buyers sometimes discover that their final plot is smaller or in a different position. The fix: check the scheme status and the final plot allocation for the survey number.

Paying for "near the airport" or "near the expressway": Proximity premiums are applied loosely across the district. The fix: measure real road distance and travel time, and compare against registered transactions in the same village.

Overlooking access: Many plots, especially in hilly areas, are reached only by informal paths across other people's land. The fix: confirm a public road or documented right of way all the way to the plot.

Missing old acquisition notations: Raigad has seen land acquisition for highways, railways, the airport, industrial areas, and ports. Notations can persist in revenue records. The fix: check mutation entries and any acquisition notices against the survey number.

Skipping family consent: Ancestral land with many heirs is common, and missing one signatory can invite a later claim. The fix: build a complete family tree for inherited land and get every heir's consent.

Ignoring monsoon behaviour: Raigad gets very heavy rainfall, and low-lying land can flood or become inaccessible. The fix: inspect during or after the monsoon if you can.