⚖️ 1. The 2020 Karnataka Land Reforms Act
Historically, purchasing agricultural land in Karnataka was heavily restricted. Sections 79A and 79B of the Karnataka Land Reforms Act (1961) mandated that only agriculturists (with a non-agricultural income below a certain threshold) could buy farmland.
The 2020 Amendment completely abolished these restrictions.
Today, any Indian citizen, institution, or company can legally purchase agricultural land in Karnataka regardless of their background or income source. This legislative shift single-handedly unlocked the managed farmland revolution near Bangalore.
🛡️ 2. The PTCL Act & Absolute Title Search
Even with the 2020 reforms, one critical restriction remains: The Karnataka Scheduled Castes and Scheduled Tribes (Prohibition of Transfer of Certain Lands) Act, 1978 (PTCL Act).
Land granted to individuals from marginalized communities under government schemes cannot be legally purchased without explicit government clearance. Attempting to bypass this results in an automatically void transaction.
- 30-Year EC Check: We mandate a 30-year Encumbrance Certificate (EC) to trace the mother deed.
- 11E Sketch: Ensures the physical boundaries align perfectly with government records before registration.
- Phodi & Akarband: Verification that the land has not been illegally subdivided.
✅ 3. The HiLiving Legal Guarantee
We act as your institutional shield. Our legal desk, partnered with top tier-1 real estate law firms in Bangalore, conducts exhaustive due diligence before we even acquire the land for our projects.
When you purchase a plot at Rain By The Farm or Amravanam, you are provided with:
- Clear Mother Deed: Traceable history dating back 30+ years.
- Survey Sketches: Government-approved 11E and Phodi documents.
- Pahani (RTC): Direct transfer of RTC (Record of Rights, Tenancy and Crops) to your name.
- Draft Sale Deed: Transparent agreements reviewed by your own lawyers if requested.
Contact our Legal Desk to request a title search report.
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Hiliving Legal Desk
Investment Advisor & Real Estate Expert
Hiliving Legal Desk is a senior real estate analyst and investment advisor at HiLiving Estates. With extensive expertise in Karnataka's managed farmland sector, they provide data-driven insights into agricultural investments, legal due diligence (PTCL Act), and high-yield property management.
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