Lal Dora Certificate: The Untold Stories and Lesser-Known Implications of Rural Land Governance in India

If you have always lived in a fast-paced, bustling city like Mumbai, you certainly appreciate the calm and serene environment and the active yet low-key lifestyle of rural India. In fact, according to a news report from 2021, the COVID-19 pandemic has prompted more Indians to buy homes in scenic holiday villages and work remotely. The public health crisis we faced as an aftermath of the pandemic, the need for social distancing, and the increased focus on wellness and overall health have prompted more urban Indians to seek second homes in rural parts of the country. If you are a prospective homebuyer looking to acquire a holiday home or a farmhouse in a village, here is what you need to know about the Lal Dora Certificate.

What is a Lal Dora Certificate?

A Lal Dora certificate is an official document that certifies that an individual owns a plot of land or property in a village. Now, the main purpose of this certificate is to validate the ownership of the property in an "Abadi" area. This Abadi area refers to the inhabited or residential part of a village or rural area. It is distinct from agricultural lands and tillable plots.

The origin of the term lal dora or lal lakir dates back to British times. The British revenue collectors used land revenue records or maps with lines drawn in red ink, demarcating residential sections and agricultural areas. The main records of the panchayat office or land revenue office continue to use red lines to make this distinction. However, unlike pre-independence times, most government records are now digitised and are available for public access.

Why do you need a Lal Dora Certificate?

Under Section 81 of the Land Acquisition Act of 1894, agricultural land cannot be used for the construction of houses. With the clearance of the gram panchayat, a small house can be constructed for self-occupation, but this is not ideal if you want to own a holiday home or a second residence in a village. This makes it imperative to obtain a Lal Dora certificate that verifies that your property is not on agricultural land.

The Lal Dora system is an administrative tool for rural land governance. It helps preserve agricultural lands and the rural character of the village's inhabited areas.

How to apply for a Lal Dora Certificate?

Application for the Lal Dora certificate can be made to the sib-divisional magistrate of the tehsil or the taluk of the property. A tehsil or taluk is a sub-division of the districts (also called zilla) of a state. In some states, the application must be submitted to the Gram Panchayat or local Revenue Department office. For example, if you plan to buy a property in the Pune district of Maharashtra state, you must identify the tehsil or taluk in which the property falls. The gram panchayat office will accept your application and provide you with the certificate within 21 days.

Documents needed for Lal Dora certificate -

• Filled application form
• Affidavit with the area khasra number or patta, name of the owner, and the purpose of making the certificate
• Copy of the ration card of the owner
• Proof of ownership, such as a copy of the Khatoni or the Sajra Aksh (plot map as per land records)
• In some states, the 8A land records document must also be added to the application.

Once the application is submitted, the tehsildar's office sends in an inspector for physical verification of the site. After the report for this verification is submitted, the certificate is issued.

What you need to know as a property buyer

With the expansion of cities, several suburban areas which were once villages are now Lal Dora lands are now up for development. This means that you can buy a low-budget home in a suburb at a much lower price than in the municipal limits. If you further acquire a No Objection Certificate from the Land and Revenue Department, your property may not be subject to municipal property taxes or may attract lower taxes. There are several construction exemptions available for construction on Lal Dora land that developers can avail.  

The Lal Dora Certificate is essential in establishing legal ownership of the property and in matters of transfer or inheritance. It is an essential document required for applying for water, electricity, and utility connections. 

Conclusion

The Lal Dora certificate plays an important role in rural governance and in preserving the agricultural legacy of land in India. However, it provides the landowner with several advantages that can lower expenses related to buying and maintaining property in Lal Dora areas.