Buying Land in Alibaug: Common Legal Issues & How to Avoid Them
Buying land in Alibaug sounds like a dream—beaches, greenery, and booming real estate demand. But here’s the truth most buyers learn the hard way: land deals in Alibaug are riddled with legal risks. From fake title papers to fraudulent NA (Non-Agricultural) certificates, even experienced investors have lost crores due to overlooked legal checks.
In this guide, we'll uncover the most common legal issues in Alibaug land transactions and, more importantly, how to avoid them with the right due diligence.
Common Legal Issues in Alibaug Land Purchase
1. Fake Titles & Duplicate 7/12 Extracts
The 7/12 extract (Saat-Baara Utara) is the most important ownership record for land in Maharashtra. In Alibaug, fraudulent brokers sometimes show duplicate or forged 7/12 extracts to claim ownership, leading to multiple owners selling the same land parcel to different buyers. Result: Years of litigation and property disputes.
2. Encroachments by Villagers
Many village lands in Raigad district are ancestral properties that haven't been properly partitioned. Neighbors, relatives, or villagers often encroach upon boundaries or claim part of the land, blocking construction after the sale is complete.
3. Fraudulent NA Conversion Certificates
To build on agricultural land, you need an NA (Non-Agricultural) Conversion Certificate. Fake or outdated NA certificates are a major scam. Some sellers present "Residential NA" papers when the land is still classified as agricultural. Result: Building permissions get rejected, and projects stall.
4. Buying Land in Restricted CRZ Zones
Large parts of Alibaug fall under Coastal Regulation Zone (CRZ) restrictions. In CRZ-I areas (like mangroves, tidal creeks, and beaches), no construction is allowed. Unsuspecting buyers purchase cheap beachfront plots only to find that approvals are impossible.
5. Pending Litigation & Inheritance Disputes
Many lands in Alibaug have unclear inheritance chains with multiple heirs. If even one heir contests the sale later, the deal gets stuck in court. Without proper due diligence, buyers may unknowingly step into decades-old family disputes.
6. Government Acquisition & Reservation Issues
Some plots are reserved for public utilities, roads, or government projects. Others may be subject to future acquisition by the Raigad Collector Office. If not checked, you could buy land that the government takes back later without a full refund.
How to Avoid These Legal Traps
1. Hire Legal Experts for Due Diligence
Never rely only on a broker’s word or documents provided by the seller. A property lawyer or a specialized firm like Stheera can verify title documents, check litigation history, and inspect NA and CRZ status.
2. Cross-Verify Documents with Raigad Collector Office
Always confirm that the 7/12 extract matches mutation entries and that the property card confirms true ownership. The Raigad Collector Office maintains official land records; cross-verification ensures you're not relying on fake copies.
3. Confirm NA & CRZ Compliance Before Purchase
Don't just accept an NA certificate at face value. Verify the type of NA (Residential, Industrial, Commercial), its validity, and the CRZ restrictions through an official demarcation survey. If the plot falls in CRZ-I, walk away immediately.
4. Conduct a Boundary Survey & Encroachment Check
Hire a licensed government surveyor to physically demarcate land boundaries, check for encroachments, and match the ground reality with official maps. This step helps avoid future disputes with villagers.
5. Use Stheera’s Legal Vetting Process
At Stheera, we have a 3-step legal vetting system that protects buyers from most scams:
- Document Verification: Title search for the last 30 years, cross-checking 7/12, mutation, and property cards, and verification of NA and CRZ status.
- On-Ground Survey: Demarcation of land boundaries, encroachment checks, and confirmation with revenue maps.
- Government Record Cross-Check: Raigad Collector office validation, pending litigation, and acquisition checks.
Real Example: How Buyers Get Trapped
A Mumbai-based investor purchased a 2-acre plot near Saswane Beach at a seemingly cheap rate. The seller provided an NA certificate and 7/12 extract. Months later, when the investor applied for building permissions, the Town Planning Department rejected the proposal. The reason: the land was in CRZ-I (a mangroves zone), and the NA certificate was fraudulent. The loss: ?1.8 crores and two years of wasted time. This entire loss could have been avoided with professional vetting.
Key Takeaways
- Fake documents, encroachments, and CRZ restrictions are the top risks in Alibaug land deals.
- Always cross-verify documents with the Raigad Collector Office.
- Conduct NA and CRZ checks before paying any token amount.
- Hire experts—Stheera’s due diligence services can save you from 90% of common traps.
Conclusion
Alibaug’s land market is booming, but the legal risks are real. Every year, countless buyers lose money to fraudulent papers, unclear titles, and CRZ restrictions. The good news? With proper legal due diligence, these risks are fully avoidable.
Before signing any land deal in Alibaug, let Stheera’s legal experts vet the documents, conduct surveys, and verify approvals. This way, your investment stays safe, your project remains legal, and your dream home in Alibaug becomes a reality—without nasty surprises.