Title search in Amravati, Maharashtra: nazul plots, farm land and MIDC leases

Visit our Amravati office with the seller's papers

Visit our Amravati office at Classic Commercial Complex, beside Rua Hotel, Keshav Colony, Camp Road, Amravati 444601, Maharashtra. Appointments are made first: call +91 8291849797 or +91 9167710454 or write to info@vivs.in, and we will fix a time.

You do not have to travel if the buyer is abroad or in another city. Scans by email plus a video call also work, and our head office is in Sanpada-Vashi, Navi Mumbai.

The people who read the file are Adv. Swanand Pandit (BLS, LL.B, LL.M, PGDBM, JAIIB; Advocate, High Court of Bombay) and Adv. Ashok Ingle (B.A. LL.B).

Why Amravati property needs its own title checklist

Amravati is the headquarters of a revenue division in Vidarbha, and that one fact changes the search. Vidarbha towns carry a land category less familiar to buyers from western Maharashtra: nazul land, which is government land held on lease or grant. The Land Revenue Code names the Amravati and Nagpur Revenue Divisions specifically when it deals with nazul dealings.

Farm land here also falls under a tenancy law of its own, the Maharashtra Tenancy and Agricultural Lands (Vidarbha Region) Act, 1958. It is not the tenancy Act that applies in western Maharashtra.

The city's boundaries add a third point. The Amravati Municipal Corporation came into existence on 15 August 1983 by joining the Amravati and Badnera municipal committees with 17 adjoining villages. A plot inside the corporation today may have older papers that describe it by village and survey number, so the search has to connect the old description to the current one.

The district is also not one market. Its sub-divisions run from Amravati and Achalpur to Daryapur, Morshi and Chandur Railway, and up to Dharni in the Melghat hills. A flat at Camp Road and a farm near Chikhaldara raise quite different questions.

Is the plot nazul? The first question on an old Amravati address

Nazul land is identified by a nazul sheet and plot number. The Amravati district administration's own 2026 housing orders describe land in Achalpur town this way, for example in Sultanpur and Abbaspura. If your papers carry a sheet number, read them as a possible lease, not as outright ownership.

Section 37A of the Land Revenue Code, in force since 2015, makes a sale, transfer, redevelopment or change of use of government land, including nazul land in the Amravati and Nagpur divisions, subject to the State Government's prior permission. A Bill passed by the Legislative Assembly in March 2026 proposes to replace "prior permission" with "approval", because many transactions had gone through without it. We read the text in force on the day of your search.

For a nazul plot, the report answers these questions:

• Who is the lessee on record, and does the chain lead from that person to the seller?
• Has the lease expired, and was it renewed?
• Was permission taken for each earlier transfer, or is a breach waiting to be regularised?
• Has the plot been converted to freehold, and does an order say so?

Renewal terms have been litigated. In a common judgment of 30 September 2008, the Nagpur Bench said renewal should generally be on the earlier terms except for rent, and that a transfer made without a required approval stays illegal until regularised. Section 37A followed, and it says the terms of an older lease or grant prevail where they conflict with it. So the original lease deed matters, and we ask to see it instead of relying on a summary.

A state Abhay Yojana let holders of residential nazul leases in the Nagpur and Amravati divisions convert to Class 1 holding at 2 per cent of market value. Its last reported deadline was 31 July 2026, and we could not confirm a later extension when this page was written. Ask the Collector's office before you rely on it.

Which records and offices does an Amravati search draw on?

Each office below answers a different question, and none of them alone settles the title.

How the check changes by type of Amravati property

Flats and houses inside the corporation limits

Here the work is the chain of deeds, Index II entries, tax records and the building's occupancy papers. If the building stands on a nazul plot, each flat buyer inherits that question, so we trace the land under the building as well as the flat. For a society flat, the share certificate and member register are read alongside the deeds.

Plots in private layouts

Check that the layout was sanctioned and that the plot number in the deed matches the sanctioned plan. A layout above the thresholds in Section 3 of the RERA Act, generally 500 square metres or eight units, must be registered with MahaRERA. A project listing does not prove title, so we still go back through the land's earlier owners.

Industrial plots at MIDC and Nandgaon Peth

MIDC generally grants plots on long leases, and a transfer runs through its own permission process. That makes the lease deed and MIDC's transfer letters the core of the file, more than the 7/12. MIDC is also the proponent of the PM MITRA textile park next to the Additional Amravati Industrial Area, planned across Pimpalvihir and Dighargavhan villages. Land in or near those villages should be checked against the acquisition and project records.

Farm land in the plains talukas

Section 89 of the Vidarbha tenancy Act makes a sale to a non-agriculturist invalid unless permitted or exempt. Land within municipal limits, or allotted to non-agricultural use in a regional plan or town planning scheme, is excluded, subject to conditions. Land a tenant bought under the Act can also carry a Section 57 restriction. Our title search page for Buldhana covers these farm land questions in more depth.

Non-agricultural use changed in late 2025. The Land Revenue Code (Second Amendment) Act, 2025 removed the separate deemed-conversion sections and, where a plan permits the use, the need for the Collector's permission. It also says that Class 2 status does not change merely because a building plan is approved. An older sanad still forms part of the history, and we read it for its conditions.

Land in Melghat: Dharni and Chikhaldara

Under Section 36A of the Code, a tribal holder's occupancy cannot pass to a non-tribal without the Collector's previous sanction, and the Collector can act against a transfer made without it. The state's report on Scheduled Areas lists Dharni and Chikhaldara among its talukas, and in Scheduled Areas the Gram Sabha's prior sanction is also required.

The same hills hold the Melghat Tiger Reserve. For land here, we check the seller's status and how the land came to them, then compare the parcel with forest and reserve boundaries.

What happens, in order, once you hand over the file

1. First reading. We read your scans and identify the land: nazul, village record, city survey or MIDC. That decides which offices come next.
2. Query list to the seller. Gaps in the chain go to the seller in writing, so that you are not left chasing them.
3. Index and deed search. eSearch for the online years, office records where they stop, reaching back about 30 years or to the original grant.
4. Land record match. Names, areas and mutation entries are compared with each deed, along with the nazul or MIDC file where there is one.
5. Charges and litigation. CERSAI, Section 89B notices, eCourts and Nagpur Bench records.
6. Newspaper notice. Where the file calls for one, a public notice invites claims against the property.
7. Written opinion. A draft report sets out the defects and the cure for each. The final title certificate follows once they are dealt with.

What to collect from an Amravati seller

• Registered deeds for the full chain, each with its Index II
• Nazul plot: lease deed, renewal order, transfer permissions, rent receipts and any freehold order
• Latest 7/12, 8A and mutation entries, or the property card
• Tax receipts from the corporation or municipal council
• Sanctioned layout or building plan and the occupancy certificate
• Society flat: share certificate and the society's dues letter
• MIDC plot: allotment letter, lease deed and transfer letters
• Melghat or tribal land: the Collector's sanction and the seller's caste papers, where relevant
• Loan closure letter, if the property was mortgaged

How is timing set, and what does an Amravati title report cost?

Timing depends on the length of the chain and on how old the records are. A nazul file or a tribal land query also depends on when the government office can produce its record. We give you a date after we have read the papers, not before.

Stamp duty is separate from our fee. It is worked out under the Maharashtra Stamp Act, 1958, usually on the higher of the price and the market value in the Annual Statement of Rates, and the rate varies with the local area. Check it for your property before you budget.

Published prices

An agreement to sale with title search report starts from Rs 18,000. So does a sale deed with title search report. For a shop or office you are renting, see the commercial lease agreement with title search, also from Rs 18,000. For land or a whole building, we quote after reading the papers.

Warning signs in an Amravati property file

• A nazul sheet number and no lease deed. Without the lease, nobody can say what the seller holds or on what conditions.
• Lease period over, renewal "in process". Ask for the application and the office's reply.
• A deed that gives a village survey number while the tax bill gives something else. Someone must show they are the same land.
• A very low price for land in Dharni or Chikhaldara. Ask how the seller acquired it, and whether a tribal holder appears earlier in the chain.
• An MIDC plot sold by notarised agreement alone. Check for MIDC's transfer letter.
• A farm sale to a buyer who has no agricultural land. Section 89 has to be answered before the deed is signed.

Title search beyond Amravati, and related work

For property in the western part of the region, see our page on title search in Buldhana and Khamgaon. Elsewhere in the state, we cover Mumbai, Pune and Navi Mumbai. The main property title search page lists other cities, and our title search guide explains the process from the start.

If a project has gone wrong, read about RERA complaints and builder disputes. For a dispute over the property itself, see property lawyers in India.

This page is general information about title searches in Amravati, not legal advice on a particular property.