NA permission, Gunthewari and 7/12 in Maharashtra: a plot owner's guide

Land classified as agricultural needs conversion to non-agricultural (NA) use before construction. Two states matter: 'deemed NA' - granted inside sanctioned layouts or under specific zone conditions, where the conversion is deemed on payment of fees - and 'sanctioned NA' - a formal conversion order from the Collector after the land is in a development-plan zone that permits residential use. Buy only with one of the two in hand, or with the conversion file already moving.

The Maharashtra Gunthewari Developments (Regularisation, Upgradation and Control) Act covers plots subdivided on agricultural land without formal layout sanction — a common practice in the 1980s–90s belts around Pune and Baramati. Gunthewari plots can be regularised upon payment of development charges, but many remain partially regularised: the plot may be buildable while the access road or amenity space is not conveyed. Always verify the official regularisation order, not just the use of the term 'Gunthewari'.

Legalising an unregularised gunthewari plot runs through the Tahsildar / Collector (Land Records) office that covers the subdivision — there is no fully online end-to-end process, so budget office visits.

1. 01Step onePull the 7/12 and confirm the parcel is still shown as the subdivided plot you were shown on the ground.
2. 02Step twoApply for regularisation with the 7/12, the plot layout/measurements, the chain of title documents and the prescribed development charges (plus any penalty the office assesses).
3. 03Step threeOnce the regularisation order issues, check that the internal roads and amenity space are conveyed to the gram panchayat or the society — this is the step most sellers skip.
4. 04Step fourOnly then does the plot carry deemed-NA or become eligible for an NA order and building permission.

To initiate the NA conversion process, submit an application to the Collector or Tahsildar with the 7/12 extract, a zone certificate from the planning authority, the layout or amalgamation order, and payment of the conversion fees, which are determined by the land's value and designated use. Timelines for approval typically run in months, not weeks, and fees differ significantly depending on the zone.

If the land lies within a sanctioned layout, the developer usually holds the NA order. Your primary verification should be the layout sanction and the individual plot's release letter.

1. 01To verify an NA order you hold: request a certified copy of the order, including the order number and date.
2. 02Confirm that this order number is recorded in the remarks column of the current 7/12 extract.
3. 03A genuine NA conversion is always reflected in the 7/12 via a Ferfar mutation.

A genuine conversion is always carried into the extract via a Ferfar mutation.

• Seller name not matching the mutation entries
• gaothan or wada plots without a clear title chain
• plots inside layouts whose amenity space is not conveyed to the society
• NA orders with conditions (tree plantation, access width) not yet fulfilled
• plots under acquisition (road widening, reservoir)
• 'collectors' plots sold on power of attorney without registered sale deeds

1. 01Verify legal documentsPull the 7/12 and zone certificate, check the layout sanction and NA order.
2. 02Conduct site inspectionWalk the plot boundaries against the layout and confirm access width.
3. 03Use online toolsUtilize the free 7/12 checker and NA / Gunthewari checker tools for initial online verification.
4. 04Complete verification processThe site visit completes the verification process after the online tools' first pass.

A Maharashtra NA permission application - the "Application for Non-Agricultural Permission" - is available as a downloadable PDF from the MahaOnline portal (mahaonline.gov.in) and the Collector office pages (search "NA permission form pdf Maharashtra"). The two forms to know: the NA 8-A application for conversion to non-agricultural use, and the NA 8-B for continued NA / building permission. Filing is online through MahaOnline for most divisions - apply for NA permission online under Land Revenue → Non-Agricultural Permission - attaching the completed PDF, the 7/12, Index-II, layout and zone certificate, with e-payment of the NA charges. Offline, the same pack goes to the Tahsildar / SDO / Collector (Land Records) desk. Whichever route you use, keep the certified order copy: that order number must appear in the 7/12 remarks column before the conversion is truly on the record.