ORA Group has published a list of the documents commonly reviewed before buying non-agricultural (NA) land in Raigad district, Maharashtra. The list covers the 7/12 extract, the NA conversion order, title and encumbrance searches, access road records, layout approvals and project registration. It reflects the fact that land records in the district are held by several government offices.

Land records
The 7/12 extract, widely known as the Satbara Utara, is a Maharashtra land record that shows the owner, survey number, area and classification of a parcel. It indicates whether the land is recorded as agricultural or non-agricultural.

NA conversion
Land recorded as agricultural must be converted before residential construction can take place. The conversion is documented in an NA order issued under the Maharashtra Land Revenue Code. Transfers of agricultural land are also restricted under the Maharashtra Tenancy and Agricultural Lands Act, including Sections 63 and 63-1A.

Title, tenancy and encumbrances
A title search at the sub-registrar's office shows recorded transactions and mortgages on a parcel. Records can also be reviewed for pending litigation or tenancy claims, which may not appear on the 7/12 extract itself.

Access and layout
Road access to a plot can be physical, legally recorded, or both, and the two are not always the same. For plots inside a larger subdivision, the layout may require separate approvals in addition to the NA status of each plot.

Project registration
Projects that meet the criteria under the Real Estate (Regulation and Development) Act must be registered with MahaRERA. The registration number and declared completion date are published on the MahaRERA website. Smaller plotted developments may fall outside those criteria.

Local context
ORA Land (https://ora.in), the real estate division of ORA Group, has a development named BluBay in Halivali, Karjat taluka. The project comprises 325 NA plots across 60 acres, with an individual 7/12 extract for each plot, and is registered with MahaRERA under PP1271012600752.

About ORA Group
ORA Group is a diversified business with its corporate office in Nerul, Navi Mumbai. Its interests include real estate, education, warehousing, hospitality and furniture. The real estate division operates as ORA Realty and ORA Land.