Advance Diploma In Real Estate Law Module Ii: Title Investigation And Revenue Documents

Saptakala Real Estate Academy presents the Advance Diploma in Real Estate Law – Module II: Title Investigation and Revenue Documents. This module builds upon the foundational legal concepts covered in Module I and provides a deep understanding of how land records, ownership titles, and revenue systems form the backbone of lawful real estate transactions in India.

Overview
Title investigation and revenue documentation are crucial elements of real estate law. A thorough understanding of land records, ownership verification, and revenue authorities ensures that real estate transactions are transparent, legally compliant, and free from disputes. This module equips learners with the legal and practical tools required to conduct due diligence, interpret government records, and identify potential risks in property titles.

1. Understanding Land Revenue Code
The Land Revenue Code governs the administration, collection, and management of land-related taxes and records. In Maharashtra, for instance, the Maharashtra Land Revenue Code (MLRC), 1966 plays a critical role in determining land ownership, usage rights, and property classification.

• Definition and purpose of the Land Revenue Code
• Maintenance of land records and survey maps
• Classification of land – agricultural, non-agricultural, government, and forest land
• Rights and duties of landholders under the Code
• Process for mutation and record updating

This section helps students interpret entries in revenue records and understand their legal significance in title verification and property transactions.

2. Hierarchy in Land Revenue Administration
The land revenue system functions through a structured hierarchy of authorities responsible for maintaining land records, resolving disputes, and overseeing compliance. Learners will gain insights into the administrative setup and functions of each authority involved in land management.

• Village Talathi / Patwari – record keeping and mutation entries
• Circle Officer – supervision of revenue collection
• Tehsildar – authority for mutation, recovery of dues, and issuing revenue certificates
• Sub-Divisional Officer (SDO) – appellate authority in revenue matters
• District Collector – administrative head for revenue and land matters

Understanding this hierarchy allows professionals to navigate government procedures effectively and identify the right authority for obtaining or verifying land records.

3. City Survey Offices and Their Functions
City Survey Offices play a pivotal role in maintaining urban land records. They are responsible for demarcating plots, updating ownership details, and providing property extracts. This section explains how these offices function and the documents they issue.

• Functions of the City Survey Office
• Understanding Property Cards (CTS Extracts)
• Mutation entries and property transfer updates
• Verification of title ownership through City Survey Records
• Digital record access via government portals

Learners will develop the skills to read and interpret City Survey documents, which are essential for verifying property ownership and boundaries in urban areas.

4. Tehsildar and His Functions
The Tehsildar serves as a key revenue authority responsible for overseeing land records and issuing essential certificates. This section focuses on understanding the powers and duties of the Tehsildar in property administration.

• Mutation approvals and corrections in land records
• Collection of land revenue, non-agricultural assessments, and penalties
• Issuing certificates such as 7/12 Extracts, No Dues Certificates, and Tax Receipts
• Dispute resolution in land and tenancy cases
• Supervision of subordinate revenue staff

By understanding the Tehsildar’s role, students can streamline documentation processes and ensure compliance in both rural and semi-urban property transactions.

5. Collector and His Powers – NoCs and Permissions
The District Collector acts as the chief officer in charge of all land-related matters in the district. His office is responsible for granting various permissions, approvals, and NoCs that are vital to real estate projects.

• Conversion of land use from agricultural to non-agricultural (NA Conversion)
• Granting No Objection Certificates (NOCs) for land transactions
• Land acquisition, compensation, and allotment under government schemes
• Monitoring land ceiling and encroachment issues
• Regulation of government land and leasehold properties

This section provides practical knowledge on how to obtain permissions from the Collector’s office and ensure all legal clearances are in place before executing real estate transactions or development projects.

Conclusion
The Advance Diploma in Real Estate Law – Module II by Saptakala Real Estate Academy empowers learners with the knowledge to conduct effective title investigations and understand the intricate revenue documentation system. This module is an essential step toward mastering real estate law, enabling professionals to mitigate risks, ensure legal compliance, and build confidence in real estate dealings.