Part 4 of my Konkan Land Compliance Series
You have checked CRZ, read the 7/12 and confirmed the project is registered. One question is left: is the land legally converted for the use you have in mind?
I work with investors across Sindhudurg and Goa, and I check every property for legal compliance before it reaches a client. I do it in four layers:
📍 Layer 1: Can you build here? (CRZ zoning)
📍 Layer 2: Who really owns it? (7/12 extract)
📍 Layer 3: Is the land and project approved? (RERA and NA)
📍 Layer 4: Is the conversion formally granted? (Sanad)
This final post covers Layer 4. The answer is now very different in the two states, so read the section for the state you are buying in.
WHAT IS A SANAD?
A sanad is the official document that records a land use. A conversion sanad confirms that land has been permitted to move from agricultural use to a non-agricultural use such as residential or commercial. It usually states the survey number, the area, the permitted use and any conditions.
Sanad vs NA order: the NA order or permission is the approval. The sanad is the document issued after that approval, once the required fees are paid. Think of one as the decision and the other as the proof.
WHAT STILL APPLIES IN GOA
Goa still uses the conversion sanad. It is issued by the Collector under Section 32 of the Goa, Daman and Diu Land Revenue Code, 1968. In outline:
✅ The owner applies to the Collector for conversion.
✅ The Collector can grant or refuse permission.
✅ If permission is granted, the sanad is issued on payment of the prescribed fees.
Points to check on a Goa sanad:
📌 Permitted use. A sanad is issued for a specific use. A residential sanad does not cover commercial use, and the mismatch causes real disputes.
📌 Survey number and area. They must match the Form I and XIV and the sale papers.
📌 Conditions. Sanads can carry conditions and may state that they do not excuse violations of other laws such as the town planning law.
📌 Zone is separate. A conversion sanad is not a change of zone. Check the plot’s zone in the Regional or Outline Development Plan separately.
📌 Tenanted land. Goa has additional laws on tenanted agricultural land, so confirm the land has no tenancy issues.
Goa has also been amending Section 32 to shorten processing timelines. Timelines and fees change, so confirm the current process with a Goa property lawyer.
WHAT CHANGED IN MAHARASHTRA
For Sindhudurg buyers, this is the big update. Under the Maharashtra Land Revenue Code (Second Amendment) Act, 2025, notified on 31 December 2025, and a Government Resolution of 10 February 2026:
✅ A separate sanad or NA permission from the Collector is no longer required for permissible non-agricultural uses under the Development Plan or Regional Plan.
✅ The planning authority’s permission now carries the weight.
✅ A one-time premium, linked to the land’s market value, is paid when development permission is granted. It replaces the annual NA assessment.
✅ Revenue records are updated once permission is granted and the premium is paid, instead of waiting for a sanad.
What about land that was already converted? The annual assessment on land converted on or after 1 January 2002 has been replaced by a one-time premium. An older sanad or NA order is still useful proof that the land was converted, so ask for it, but also check that the premium position is settled.
What about areas without a development plan? Further clarifications for unplanned areas are still expected. Many rural Konkan plots may fall in this grey zone, so get a local lawyer’s view before you rely on any assumption.
SINDHUDURG VS GOA: QUICK COMPARISON
📌 Conversion document: Sindhudurg no longer needs a separate sanad for permissible uses. Goa still issues the Conversion Sanad.
📌 Who approves: Sindhudurg, the planning authority. Goa, the Collector under Section 32.
📌 Charges: Sindhudurg has a one-time premium. Goa has prescribed conversion fees.
📌 What to ask the seller: Sindhudurg, the planning permission, proof of premium payment and any older NA order. Goa, the sanad, zone certificate and Form I and XIV.
📌 Open questions: Sindhudurg, unplanned areas. Goa, changing timelines and the pending coastal plan from Part 1.
THE CONVERSION PAPERWORK CHECKLIST
🗂️ Conversion proof. In Goa, the conversion sanad. In Sindhudurg, the planning authority’s permission, premium receipt and any older NA order.
🗂️ Permitted use. It must match what you plan to build or do.
🗂️ Survey number and area. They must match the 7/12 or Form I and XIV.
🗂️ Land use entry in the records. The record should show the converted use.
🗂️ Conditions. Read them and confirm they have been met.
🗂️ Zone and development plan. Confirm they allow your use.
🗂️ CRZ, RERA and title. Parts 1 to 3 should be complete before you pay.
THREE RED FLAGS TO WALK AWAY FROM
🚩 A seller who says “conversion is in process” and asks for payment now
🚩 A sanad for one use when you intend another
🚩 A survey number or area on the sanad that does not match the land records
A note for NRI investors: NRIs and OCIs cannot buy agricultural land, plantations or farmhouses. Land that is lawfully converted is treated differently, which is why a valid conversion matters. Have a lawyer confirm that the conversion is valid before you invest.
WHY THIS CHECK PROTECTS YOUR RETURNS
Land with valid conversion is easier to build on, finance, insure and resell. A missing or mismatched conversion can stall approvals and make a loan or resale difficult.
THE FOUR-LAYER CHECK IN ONE VIEW
📍 CRZ: Can you build on this plot at all?
📍 7/12 or Form I and XIV: Who owns it, and what claims sit on it?
📍 RERA and NA: Is the project registered and the land use approved?
📍 Sanad and conversion: Is the conversion valid for your use?
A plot that passes all four is far safer than one that looks good and has only been checked on site.
THE BOTTOM LINE
In Goa, the conversion sanad remains a key document, so read its use, area and conditions. In Sindhudurg, the sanad is no longer the main document. Planning permission, the one-time premium and the land’s zone now matter most. In both states, do not rely on a seller’s word. Ask for the papers.
That completes the Konkan Land Compliance Series. If you are looking at land in Sindhudurg or Goa, I can run all four checks for you.
I am Samarth Khowal, a real estate consultant at Realty of India (REMAX India). I verify CRZ status, title and land-use documents on every coastal property before I recommend it to a client. If you are looking at land in Sindhudurg or Goa, message me and I will help you check the paperwork before you commit.
Disclaimer: This article is for general information and is not legal advice. Coastal regulations and maps change, so confirm the current position with a qualified lawyer and the relevant coastal zone authority before buying.
Need hassle-free property paperwork? Message me before you buy.
📞 +919582627645 | ✉️ [email protected] | 🌐 realtyofindia.com
