Real baat karte hain.
Dholera mein plot scams hue hain. Log paisa diya, documents check nahi kiya, aur baad mein pata chala ki woh plot SIR boundary ke bahar tha ya developer ke paas DSIRDA permission hi nahi thi.
Isliye yeh article likha hai. Ek simple checklist — 9 documents. Ek bhi missing ho, toh ruko. Paisa mat do.
यह checklist Dholera SIR के लिए specific है। General property documents के लिए अलग guide है — वो यहाँ पढ़ें।
Document #1: RERA Registration Certificate
Sabse pehle yahi check karo.
Gujarat RERA ke under, har Dholera project ko register hona compulsory hai. Developer ka RERA number maango. Phir khud verify karo:
🔗 gujrera.gujarat.gov.in → Search by project name ya registration number.
Kya check karo RERA mein:
- Project ka naam aur developer ka naam match kare
- Registration expiry date — should be valid
- Approved layout mein aapka plot number ho
- Quarterly progress reports update honi chahiye (developer active ho)
⚠️ Red Flag: Agar developer kahe "RERA applied hai, aa jayega" — toh mat suno. Registered RERA number ke bina ek rupee mat do.
Document #2: DSIRDA TP Scheme Sanction Order
Yeh document Dholera SIR ke liye unique hai — baaki kisi city mein nahi hota.
DSIRDA (Dholera Special Investment Region Development Authority) Town Planning Schemes (TP) ke through land zones allocate karta hai. Har legitimate plot kisi TP Scheme ke under hona chahiye.
Maango: TP Scheme number, sanction date, aur DSIRDA order copy.
- TP1: ABCD Building ke paas — sabse established zone
- TP2 Activation Area: Semiconductor plant zone ke paas — fully serviced infrastructure
- SIR boundary ke bahar: Koi TP Scheme nahi hogi — HIGH RISK
⚠️ Red Flag: Developer TP Scheme number nahi bata sakta. Yeh serious problem hai.
Document #3: NA (Non-Agricultural) Conversion Order
India mein agricultural land pe residential plot nahi bech sakte without government permission. Is permission ko NA conversion kehte hain.
Gujarat Revenue Department ki NA order copy maango. Isme likha hoga ki yeh land agricultural se non-agricultural (residential/commercial) convert ho gayi hai.
Bina NA order ke:
- Bank loan nahi milega is plot pe
- Construction permission nahi milega baad mein
- Resale mein badi problem hogi
⚠️ Red Flag: "DSIRDA ke andar sab NA hai automatically" — yeh galat hai. Har plot ki individual NA order honi chahiye.
Document #4: 7/12 Utara aur Property Card (Hak Patrak)
Yeh Gujarat ka basic land record document hai. Isme hota hai:
- Land owner ka naam (seller ka naam same hona chahiye)
- Survey number
- Area/size
- Land use type (NA hona chahiye)
- Koi encumbrance/loan toh nahi
Online check karo: anyror.gujarat.gov.in → Village/survey number se search karo.
⚠️ Red Flag: Document mein seller ka naam nahi — matlab woh actual owner nahi hai.
Document #5: Title Chain — 30 Saal Ki History
Yeh thoda complex lagta hai lekin samajhna simple hai.
Imagine karo aap ek makaan khareed rahe ho. Seller ne 10 saal pehle kharida tha. Unse pehle kisi aur ne 20 saal pehle kharida tha. Sab transfers legal hone chahiye — yahi title chain hai.
Minimum 30 saal ki chain check karo. Ek knowledgeable lawyer se title search karwao (₹2,000–5,000 mein ho jata hai). Yeh ₹50 lakh ka investment hai — lawyer fee skip mat karo.
⚠️ Red Flag: Chain mein koi gap ho — koi transfer court dispute mein ho, ya kisi beech wale owner ka deed missing ho.
Document #6: Encumbrance Certificate (EC)
EC batata hai ki land pe koi loan, mortgage, ya legal dispute toh nahi hai.
Maango: Last 15–30 saal ka EC. Gujarat mein EC online milta hai: igrgujaratgov.in
Agar EC mein bank loan dikhta hai — matlab seller ne us land ko already mortgage kar rakha hai bank ke paas. Aap khareedoge, aur bank ka claim bana rahega.
⚠️ Red Flag: Koi bhi entry in EC = STOP. Lawyer se clear karwao pehle.
Document #7: Developer Ki Authorization Letter (Agar Directly Landowner Nahi Hai)
Dholera mein aksar ek developer (company) kisi landowner ki jagah plot bech raha hota hai. Iss case mein:
- Landowner ki Power of Attorney (PoA) developer ke paas honi chahiye, ya
- Landowner ka Development Agreement developer ke saath hona chahiye
Yeh document notarized ya registered hona chahiye. Verbal agreement kuch nahi hota.
⚠️ Red Flag: Developer keh raha hai "humara hi land hai" lekin documents mein unka naam nahi — seedha fraud hai.
Document #8: Layout Sanction Plan from DSIRDA
Yeh ek map/plan hai jisme dikhaya gaya hai ki approved layout mein roads kahan hain, plots ke numbers kya hain, aur common areas kahan hain.
Aapka specific plot number is layout mein hona chahiye. Yeh confirm karta hai ki aap actually approved area mein khared rahe ho — koi "informal" zameen nahi.
⚠️ Red Flag: Developer sirf verbal plot number bata raha hai — layout plan nahi dikha raha.
Document #9: NBFC/Bank NOC (Agar Land Pe Loan Hai)
Agar developer ne apni land pe construction loan ya mortgage liya hua hai, toh:
- Bank se NOC (No Objection Certificate) lena compulsory hai ki woh aapka plot release kar rahe hain
- Sale Deed mein clearly likha hona chahiye ki bank claim release ho chuka hai
Bina NOC ke bank kal ko aapki property attach kar sakta hai agar developer loan default kare.
⚠️ Red Flag: Developer keh raha hai "bank ke saath deal ho gayi hai" — bina written NOC ke mat maano.
Quick Reference — 9 Documents ka Checklist
| # | Document | Kahan Se Verify Karein | Most Common Red Flag |
|---|---|---|---|
| 1 | RERA Registration Certificate | gujrera.gujarat.gov.in | "Applied hai" — registered nahi |
| 2 | DSIRDA TP Scheme Sanction | DSIRDA office / developer se maango | TP number nahi bata sakte |
| 3 | NA Conversion Order | Revenue Department Gujarat | "SIR mein sab NA hai" — proof nahi |
| 4 | 7/12 Utara + Property Card | anyror.gujarat.gov.in | Seller ka naam match nahi |
| 5 | Title Chain (30 years) | Lawyer se title search | Missing transfers, court disputes |
| 6 | Encumbrance Certificate | igrgujaratgov.in | Existing mortgage/loan entry |
| 7 | Developer Authorization / PoA | Developer se maango | Verbal claim, no registered PoA |
| 8 | DSIRDA Layout Sanction Plan | Developer se maango | Plot number layout mein nahi |
| 9 | Bank NOC (if applicable) | Developer + lending bank | NOC "aa raha hai" — written nahi |
Ek Aur Zaruri Baat — Lawyer Fees Skip Mat Karo
Sabse common galti yeh hai ki log ₹50 lakh ka plot khareed rahe hain, lekin ₹5,000 ki lawyer fee bachane ke liye documents khud check karte hain.
Ek registered local lawyer se basic title search karwao. Cost: ₹3,000–8,000. Is kaam ke liye Ahmedabad ya Dholera ke property lawyer se lo — woh DSIRDA documents ke saath experienced hote hain.
Yeh insurance hai — ek baar ki cost, lifetime ki safety.
Hamare Paas Jo Plots Hain — Documents Ready Hain
SmartCityPlots ke through jo bhi plot hum offer karte hain — uske saare documents verify karke hi list karte hain. RERA certificate, TP Scheme sanction, NA order — sab pehle se checked.
Aap directly documents maang sakte hain. Hum 24 ghante mein bhejte hain. Koi pressure nahi.
