Thursday, 31 May 2012

How to buy agricultural (farming) land in Andhra Pradesh (Hyderabad)

Recently I have bought agricultural land for my natural farm I am going to plan. I have gone through many hassles, confusions etc and I want to pen down here so that it will help others folks who want to do the same.

I am writing this in point wise so that it will be easier to understand

  1. First I was searching for agricultural land and browsed many websites, googled about agricultural land. Called many folks over phone number I got from websites. Many folks promised that they are going to see the land and come back. Many folks said there is no land in my budget. Many said that you will have to go 100 KM from Hyderabad. My budget was 3-5 lacs per acres. 
  2. Finally I called this broker on this Shivratari and he said that a land is available in my budget. I and my family immediately followed him and saw the land (27KM from my flat). In the first look, I liked it. The location, place and surroundings was good.
  3. I told the broker that I want to buy this land. We went to a local person and through him we talked with the owner of the land over phone (generally brokers doesn't allow to talk with the owner immediately but this broker was good enough).
  4. We decided a place to meet nearby Patancheru, Hyderabad and immediately meet there. We came up with some negotiations. The price of the land was much more than my budget however the location and locality was good to I dared to buy this land.
  5. We went to owner's house and got the original paper (Registration paper and pass book) xeroxed.
  6. Came back to home and started taking suggestions from friends and colleagues. Many folks suggested to go for legal opinion, EC, get the bore well point before buying etc. 
  7. Got the measurement of the land done. I had insisted to bring a good person for the measurement and the broker said he will. He brought one old aged person who measured that land with Karis (iron chain) and told that land measurement is correct. I insisted for the map and plot numbers on the map. He took 2K for this, much more than told by the broker.
  8. After few days he gave a map with length and width of the area on a waste paper, I was on top of the temper that measurement guys has not even spend a rupee to buy a good paper for this. I insisted for a good map with plot number written on it but till now I am waiting. People are cheaters here also, beware of them. The lesson learnt is do not give total amount unless your work is done!
  9. I got the EC of the land.
  10. I talked with Patwari of the village and he said ok for this land. They are so lazy that he even updated his record by seeing the xerox paper I had taken for this land. He took 200 rupee and was asking for 500, strange !
  11. After a lot of confusion about the plot number (survey number), I decided to get some opinion as suggested by many friends.
  12. I went to a legal adviser (an advocate) who is known to one my family friend and he saw the paper and told to bring Khasra Pahani (the land record for last 50+ years). 
  13. It took me around a month to get the Khasra Pahani and couple of thousands of rupees.
  14. Took the Khasra Pahani to the Advocate, this time he says that looks good but where is the village map, I showed him village map that I had got from broker. The map condition was pitiable, almost broken, teared from every corner. The advocate says "Even God can't tell where is the land on this map". I said what is the solution, the advocate said if you believe them, buy this land otherwise forget about it. If you have to buy this, first get the fencing done before agreement itself and then go for agreement. You all know that no land lord will allow to get the fencing done before agreement. 
  15. I called the broker and said the same thing; at this point I had made my mind and that I am not going to buy the land.
  16. The broker called one fine day and ask me to come to MRO office to inquire about this land. I went there with half mind. Talked with Patwari there and many others who were available, got the map of the village and was trying to figure out where is the survey number for this land. As the map was not clearly visible, no one could tell where is the survey numbers.
  17. The broker said that Tahshildar ( or I do not know the official name - the person who measure the land in that area) is out to another land and will come by 3 PM and I can talk with him. I waited for about 6 and was disappointed and was planning to come back. After few minutes this person came, I went to him and asked for the map and survey number on this map. 
  18. He showed me the map and survey numbers on the map, it was satisfying and I could convince that this land is genuine. I got the xerox of the map for my purpose and another local person along with me said give him 200 rupee but Tahshildar didn't take any money. Surprisingly the assistant of the Tahshildar came outside and was asking for money  and I paid INR 100 too.
  19. After verifying the EC, Khasra Pahani, Village Map, talking with the neighbors, Patwari I was satisfied and convinced about this land.
  20. I decided to go ahead with this land. I asked for the agreement and we got it done. Paid the money through account payee cheques.
The next step was fencing of this land, you can read more about fencing my farm land here.

Huh! a long story about how to buy agricultural land. It was tiring experience, very confusing, frustrating, discouraging but ultimately got satisfaction for what I wanted to do. I hope this will help someone like me who wanted to buy agricultural land and was searching for help on how to go ahead with this.

Thanks for patience in reading this long 20 steps processes.

Wednesday, 30 May 2012

Bhumi poojan completed

Got the Bhumi poojan done and back home. Awesome experience !

Here is the first look of Rameshwari Natural Farm

Hope you will like it!

Thanks !!!!

Monday, 28 May 2012

Inviting all for the Bhumi pooja at my farm

Dear all,

I and my family cordially invite you all for the Bhumi Poojan tomorrow (30-May-2012) at 6.00 AM in Amdoor village nearby Begampet (It is around 12.5 KM from Patancheur to Daulatabad road), Patancheur, Hyderabad. From Begumpet, turn right and go to the road that goes to Amdoor village around 2 KM. Nearby a transformer in the left, right side you will see a fencing plot.

Any difficulty, please call on +91-77025-60638.


Today is the day - got the farm land registered

Today is the day (28-May-2012), I got my dream land (for Natural Farm) registered. There is a long way to go to fulfill my dream of living in a natural farm. This is just a beginning ....

It took around 50K to get the registration done (the cost including registration charges, bribes etc.), I was surprised that even if your documents are correct and authentic, you will need to give extra money to the registration offices. Its INDIA boss!

Saturday, 26 May 2012

My neighbor burnt the mulches from my farm

The neighbor of my farm (who is not bad and behaves nicely) had kept some mulches from his land to my farm (Marigold dried stems, some grasses, brinjal's dried steps etc), last to last week we had gone to my farm and was happy to see that we got some free mulch :)

However, when I gone to my farm again, I noticed that he has collected all mulch from my land and burnt. I think he did with good intention of keeping my land clean and I got the point but that is not what I wanted !

When I asked from him he said, if he will not burnt the mulches will spread around the farm land so he collected at one place and burnt :). All who knows about Natural Farming may tell him as fool as he burn the mulches but this is what I have noticed most of the farmers in Andhra pradesh do. They collect the mulches from the land and burn it.

Is it right to say that I know little better than them in terms of farming knowledge that Mulch is not the thing to burn but to save and spread over the land :), its like money on the land that keeps moisture in the land, become organic manure after few days or weeks.

What do you say, am i right?

Thursday, 24 May 2012

Digging a deep into APWALTA act 2002

Was searching for water harvesting techniques as the ground water anywhere in the world is declining day by day. While digging for water harvesting, I came to know about APWALTA act (Andhra Pradesh Water Land and Tree Act (2002) that was later amended in 2004.

There is a mis conception among people that this act restrict people from digging bore well within the vicinity of 250 meters, that is true in case existing bore well is a source of drinking water for the public in common. This act doesn't tell anything about the irrigation bore well in the vicinity.

Of course, people should take permission if such bore well is being dug within the vicinity of 250 meters of public drinking water source. There is also terms of seeking permission for any bore wells in general that allows people to claim for insurance amount of Rs. 10,000/- in case bore well fails to give proper water. However the permission taking costs money of approximately Rs. 1200.

This is what I could interpret after reading hundreds of pages document related with AP WALTA act. If anybody want to clarify any of its point related with what I have mentioned above, you are welcome.


Monday, 21 May 2012

Spread a lot of live fencing seeds nearby the border of the farm

I was so excited that I couldn't stop myself from spreading live fencing seeds across the border of the Farm. These seeds I collected from nearby my apartment. There are a lot of trees nearby my apartment and it looks something like "Caesalpinia Sappan" but not exactly same.

Apart from those seeds also spread Pumpkins, Papaya etc.

Even if one or two of those seeds germinate, I will be more than happy !


Joined water harvesting group rainwaterharvesting

I was searching for techniques interested in Rain Water Harvesting and found this group "rainwaterharvesting".

Good group to start with


Friday, 18 May 2012

Joined "fukuoka_farming" yahoo group

In search of people interested in Natural farming, I found Mr. Raju Titus blog and from there I found this nice yahoo group

If you are interested in Natural farming, you will find like minded people in this group. I found members of this group very helpful and co-operative.

Perhaps a good group to be in.


Monday, 14 May 2012

Got the fencing done for my Natural Farm

The land we got in Hyderabad, the first thing I decided to get the fencing done.

Earlier people said it would take around 52K to get the fencing done but it came around 1.25 Lacs to get it done. Almost triple from the budget.

Here are the details

The total boundary area : 2600 fit (approx)
Number of poles (stone poles of 6.5 fit) : 340 @ INR 135 each = Rs. 45900
645 KG barbed wire @66 per kg : Rs. 42570
Labour charge to get the fencing done (Rs. 73 per pole including wire fixation) : Rs. 24820
Miscellaneous charges (like transportation, binding wire etc) : Rs. 12000/-

Total : Rs. 1.25 Lacs approximately.

One thing I noticed that now after fencing the land is looking beautiful and large. Spent almost triple the amount of budget, was not expecting this much but I had to get this done.

What's next? Need some more work, will keep updating here.

I did see another land in Hyderabad

I did see another land in Hyderabad and the agreement is done.

Little bit about how it happened.

One fine day (Shivratri), I just called one of the broker number I had get from Internet and he said that one land is available. I immediately scheduled a visit on the same day. We all (complete family) went and saw that land, it was around 3 acres land, pure agricultural land. Just beside this land, Brinjal, Chillies, Onions, Paddies and others stuffs are planted. Two bore wells are also beside this land, not in this land.

In one look I loved it and decided to buy it. Broker talked with the land lord and we went to the land lord house and took all the xerox of the document.

Was trying to bargain the price and after several days of whether I can afford or not and talking with Broker, Land lord we settled down with the final price.

Got the measurement done (a long story short, here also I got frustration but little less), please takes money but do not do things right.

We were planning for the registration however people suggested to go for the legal advice and I was approaching an advocate. I went to him and he asked for Khasra Pahani (a document that tells the complete ownership story about that land). It took money and a lot of time to get that document.

I got the document and then again a lot of things happened, finally I went to the MRO (Municipal Office) and saw the village map and was convinced about it.

I decided to buy this land and got the agreement done !

It was 5-Apr-2012 !!!!

Finally I didn't buy that land

Finally I didn't buy that land. It was too complicated to deal with that broker.

I lost around 50K rupees in cash and got a lot of frustration.

Do not want to discuss that topic any further it gives pain as I was quite hopeful about it.