Conversion Certificate
A conversion certificate is a document that is issued after the agricultural land is converted into non-agricultural land. Agricultural land cannot be used for residential, commercial, or industrial purposes without taking the permission from the concerned authority. One cannot use the agricultural land to start a real estate development without obtaining a conversion certificate.
Importance of a Conversion Certificate
Conversion certificate plays an important role when you want to use your agricultural land for other purposes. Without representing this certificate, you will not be allowed to build anything on the land, and it may also attract heavy penalties on you. Moreover, it gives the right to demolish the property by the concerned authority on which the construction is done without taking permission. Hence, make sure you get a land conversion certificate before buying a house or when you are planning to use your agricultural land for purposes other than agriculture.
Who approves land conversion in India?
The officials who approve land conversion may vary from one state to another. For instance, In Odisha, a tehsildar/sub-collector can approve the land conversion. In Karnataka, the land revenue department grants the land conversion approvals. The right to grant such permission may also depend on the area of the land and other similar land-related parameters. And in states where there is no authority, landowners can write their request for land conversion to the concerned commission, district magistrate, or collector.
Documents required for the Conversion Certificate
- The title deed of the concerned property
- Mutation certificate
- Original sale deed
- No Objection Certificate (NOC) from the concerned authorities
- A copy land map and land records
- Registration certificate of the concerned property
- A copy of the site and building plan
- Latest tax payment receipts
- Zonal certificate from the Urban Development Authority
- Copy of Form 10 (certified) as proof for occupancy rights
- A certified copy of Survey Map
- A certified copy of Land Tribunal Order
How to obtain a Conversion Certificate?
The land is a state subject; therefore, the laws governing vary from one state to another. However, it usually involves the following process:
- Firstly, the landowners will have to first visit either a revenue department or a planning authority in their city. For example, in states such as Uttar Pradesh and Maharashtra, landowners need to contact the respective revenue departments for land conversion. In certain districts of the State of Rajasthan, even a tehsildar could grant permission for land conversion for parcels measuring up to 2,500 sq. m. On the other hand, real estate developers or builders will have to seek permission from a sub-divisional officer or the state government, depending on the total ceiling area.
- After that, they will have to collect an application form, fill, and submit it with all the required documents such as land records, mutation certificates, among others.
- After receiving your application, the concerned authority will verify the property details. An officer will visit the site for physical verification. Your application may get rejected if the property is found to be disputed. Similarly, the presence of existing structures or high-intensity electricity lines may lead to application rejection.
- Next, a sub-divisional officer or collector, along with the concerned Planning and Development Authority, will check the master plan of the property and any land-related objections.
- If the report comes out to be positive, the Change of Land use application will get approved. Next, you need to pay the applicable charges and inform the Tehsildar about the land conversion within 30 days so that the required changes can be implemented in your land record details.
Applicable fees
The fees differ might vary from one state to another. If the land is used for residential purposes, a conversion fee of Rs. 327 will be charged (if the land is within 12 km of the City Corporation limit). For Taluk Centre, a fee of Rs. 218 will be levied and Rs. 89 will be charged for the rural areas.
If the land is used for commercial use, a conversion fee of Rs. 654 will be charged (if the land is within 12 km of the City Corporation limit). For Taluk Centre, a fee of Rs. 327 will be levied and Rs. 218 will be charged for the rural areas.
So, if you are looking to convert your land, make sure that your property-related documents are legal. Once the conversion is done, do not violate the terms and conditions. For example, if you have converted the land to construct a personal residence, do not use it for commercial purposes. Violation may lead to the demolition of the property by the concerned authorities.
