Dear Madam,
I am planning to buy farm land in Jain farms, situated in Bagalur in Tamil Nadu. What documents should I verify before buying my plot? Also, is it okay to buy this farm/agricultural land, as I do not own any agricultural land prior to this and my annual income is more than Rs 2 lakh. And after registering this plot in my name, what documents should I be holding? Please let me know the credentials of Jain Farms.
Suresh

Dear Suresh,
Although you will not get a loan to purchase the plot, there is no restriction in Tamil Nadu to purchase agricultural lands. The fact that a layout is made, is not admitted and it is sold as farm lands.
The layout plan sanction as per The Tamil Nadu Town and Country Planning Act may be called for. You need to show the papers to a lawyer for title scrutiny. After registration you can get the patta changed in your name and pay taxes regularly.

Dear Madam,
I have built a two storey-apartment in north Bangalore at Hebbal. 
The apartment is built on CMC land and I am the only owner. The cost of the building includes a bank loan of Rs 25 lakh. Now if I have to sell these flats individually, how do I propose the same to potential buyers? Will the buyers be eligible for a housing loan despite the papers being pledged in the bank?
Raj

Dear Raj,
If the papers are pledged to the bank, your bank should give a NOC to the purchaser’s bank that they will release the flat intended to be purchased from the mortgage on receipt of monies due to the bank which can be collected directly by the bank at the time of registration. You can sell the flats individually by selling proportionate undivided interest in land along with superbuilt area of each flat.

Dear Madam,
I have 3 acres of agricultural land near Devanahalli unnotified area (that I don’t know if either, airport or KIDBA or any other body might acquire.)
What is the best option to retain that land?
 1. Further, I have a small private limited company, running for the last 2 years. Can I show that as my second office? Should I convert the land and do the same?
 2. Should I convert it immediately? Will nursery registration hold good?
 3. Is there any other method?
K R Jain

Dear K R Jain,
As the land is not notified, you can get it converted if zonal uses permit it and put up construction on it.
I would not advise you to get it named as a nursery because it will be more difficult to change the land use later. If you have not yet converted the land, do not show it as a second office even though you are running a company. 

Dear Madam,
My daughter is settled in Singapore for the past 10 years and is an NRI. I would like clarification on the following points:
 1) Is she permitted to participate in the BDA allotment for plots and is she eligible to get a plot under BDA scheme when offered?
 2) Is she allowed to purchase a flat or a plot within the CMC limits in Bangalore?
 3) Is she allowed to buy agriculture/farm land in Karnataka/Andhra Pradesh/Kerala/Tamil Nadu?
 4) Does she require RBI permission for such investment and if so, what is the procedure involved?
Also, a real estate developer at Bangalore is offering sites under Gramathana jurisdiction with Gramathana permission where the area is situated beyond BDA/BMRDA/BIAAAPA limits on Magadi Road. Will it have legal sanctity if investment is made on such plots since it is not in city limits?
Chandrasekharan

Dear Chandrasekharan,
The requirement for BDA allotment is domicile for at least 15 years in Karnataka prior to applying for the site, unless a person has gone abroad for studies or employment and who bona fide intends to reside in Bangalore Metropolitan area. our daughter can purchase CMC sites and can inform the RBI after purchase by filling up a form for that purpose.

The money should come in through normal banking channels. It is not open to her to purchase farm lands anywhere in India. The jurisdiction of the BMRDA has spread to a large area around Bangalore and the claims of the developer that the plot is outside such jurisdiction should be verified.

Dear Madam,
I own residential converted land of 1.5 acres, 2 km short of Devanahalli under BIAPA limits. My questions are:
 1) How should I ascertain as to under which zone it falls, ie, red, yellow and green, and what can/cannot be constructed under each zone?
2) How should one proceed in order to form a residential or a commercial venture? The land was converted in 1992.
Pradeep Shah

Dear Pradeep Shah,
You can visit the BIAAPA office and inspect the plan pertaining to your area. The survey number should be identified in the plan to determine the zonal use. Residential zones are marked in yellow and commercial zones are marked in blue colour. The uses allowed for each zone is also described in the plan. The previous conversion should be consistent with the present land use.