All you need to know before buying property in Himachal Pradesh

Buying land/property in Himachal Pradesh can be considered the most complicated task due to Government technicalities and rules involve in this process and also turn out a nightmare if you are not aware of the proper procedures for buying property.

If you follow a few simple steps then this complicated task turns into a very simple and easy-going process.

We don’t waste our time in introduction and directly leap into the steps of buying properties.

Step 1 – Be very clear about your preferences.

Some things to consider when purchasing property or land in Himachal might include: –

1. The size of the property or land

2. The location of the property or land

3. Do you want it to be in the mountains, near a river, or in a city?

4. How much do you want to buy?

5. The price of the property or land. What is your budget?

6. The condition of the property or land. Is it in good condition or does it need some work?

7. The amenities that are included with the property or land. Does it have a water source, electricity, or access to roads?

Write down your preferences on paper to discuss with your property dealer or real estate agent. This step is so much important. Many people are not so clear about their purchase preferences and they use to confuse agents as well as themselves.

Step 2 – Choose a reputed and professional property dealer / real estate agent.

Hiring the services of reputed and professional property dealers / real estate agents to buy land /property in Himachal Pradesh is important because these people deal with property-related affairs on daily basis and have connections with revenue officers to sort out the property-related properties.

A reputed and professional property dealer or real estate agent would have a good understanding of the property market and would be able to give you the best advice on the property you are interested in. They would also be able to negotiate the best price for you and help you with the paperwork.

Interact with Property Dealers and agents but don’t try to choose or hire the services of so many agents at one time, negotiate with agents as many as you can and shortlist only one to buy land in Himachal Pradesh. One agent will save you time and also be easy to interact with or discuss each point.

Step 3- Visit the property sites, shortlist, and ask for verified revenue papers from the preferred agent.

1. Identify potential land for development

2. Make a shortlist of the most promising plots of land

3. You should ask for the revenue paper from the land dealer when you visit the land. This is because the revenue paper will have all the details of the land such as the size of the land, the location of the land, and the ownership of the land. If the dealer does not have the revenue paper, you should not buy the land from him.

4. Check the Entire Property Documentation Before investing in any property, it is crucial to go through all the documents and papers related to the property. It is essential to check whether the property is legally verified or not, which will save you from future complications.

Step 4 – Requirement of “Agriculturist certificate” of the buyer.

The buyer has to make an Agriculturist certificate issued by Patwari ( Local Revenue Officer ). This is an important document to purchase land in Himachal Pradesh.

Note: Only Agriculturist Himachalis are eligible to get this certificate.

Step 5 – Time to pay for Land / Property.

After visiting the property site, choose desired properties and check each legal document of the property, and verified that the actual owner has possession of said land or property. The next step is to pay for a property. – There are two ways to this process.

1. Bayana or the token money is the advance amount paid by the buyer to enter into a sale agreement with the seller. This is also known as the bayana agreement. When a person is planning to buy a property, several steps are involved in registering property. In this process, the buyer use to pay 20 % of token money as an advance

Note:- Only the owner ( mentioned name in revenue paper ) or General Power of Attorney holder (GPA) is eligible to enter into the agreement with the buyer.

2. Direct registry – In this process, both parties seller and buyer produce before the tehsildar and with the sale deed with the below-given documents.

Requirement of Sale Deed

1. Verified  Jamabandi from Patwari

2. Circle Rate

3. Agriculturist Certificate or Permission U/s 118 of HPTRA whichever is applicable

4. ID proof of seller and Purchaser

5. PAN card of Seller/Purchaser (Optional)

6. Valuation of built-up structure from registered valuator in case sale includes the built-up area.

7. Copy of the approved map if the built-up area is within municipal limits.

8. Copy of Tatima (If Tatima registry)

Note: Demarcation and providing the possession of land to a buyer is the responsibility of the seller and agent of both parties (Seller and buyer).

Step 6 – Last Process – Mutation of Land/Property 

Mutation is the change of ownership of property from one owner to another. The mutation of land is the legal transfer of ownership of the land from the seller (transferor) to the buyer (transferee) in the records of the Himachal Pradesh Revenue Department. The mutation process begins when a registered sale/transfer deed is submitted to the concerned Sub–Registrar Office. Subsequently, the concerned patwari conducts a survey of the property and then submits the mutation report to the concerned Circle Officer. After the Cross Verification of the mutation report, the Circle Officer approves the mutation of land and then the concerned patwari enters the mutation in the revenue records.

If you follow the above–mentioned steps for purchasing the property, the chances of botheration are very less. However, it is recommended that you must research the property and the neighborhood along with the property dealer before making the deal.

I hope the blog has helped you to provide useful information to you. If you have any questions, please feel free to contact me.

Thanks

Mehar Chand Thakur

+91 – 88 94 22 66 88

Real Estate Agent & Consultant