Maharashtra Tightens Rules on Sale of Jointly Held Land
The Maharashtra government has introduced a significant change in the registration process for land recorded under joint names on the 7/12 extract (satbara). Through a circular issued by the Revenue Department on 19 October 2026, the state has directed that Sub-Registrars must not register the sale of a co-owner’s share unless either the written consent (or No-Objection Certificate) of the other co-owners is attached, or the seller submits an official measurement “KA” copy from the Land Records Department.
The move is aimed at reducing disputes among co-owners, cutting down on court cases, and stopping registrations that later lead to complaints against registration offices.
Why the Government Issued This Circular
For years, one co-owner of jointly held agricultural or other land has been able to sell his or her undivided share without informing the others. Under Section 44 of the Transfer of Property Act, 1882, a co-owner is legally allowed to transfer his undivided interest without the consent of the remaining co-owners. In practice, however, this has frequently created friction.
When a buyer later discovers that other family members or co-owners were not aware of the sale, disputes arise. Parties approach courts, and the number of petitions has been rising. At the same time, registration offices have been receiving a growing number of complaints for registering such documents. The Revenue Department noted that these situations were causing unnecessary hardship to both citizens and the administration.
To address this, the government has now laid down a clear procedure that Sub-Registrars must follow.
The Two Paths for Registration
The circular creates two clear options for anyone wanting to sell a share in land held in common names on the 7/12:
Option 1: Attach the Official Measurement ‘KA’ Copy
If the seller obtains the measurement “KA” (or “K”) copy of the specific portion being sold from the Land Records Department (Bhumi Abhilekh Vibhag) and attaches it to the sale document, the Sub-Registrar must register the deed. In this case, the office will not insist on written consent or a No-Objection Certificate from the other co-owners whose names appear on the joint 7/12.
Option 2: Obtain Written Consent or NOC from Other Co-Owners
If the measurement “KA” copy is not attached (or has not been obtained), the seller must take the written consent or No-Objection Certificate of the other co-owners and make it part of the document. Without this consent, the Sub-Registrar has been directed not to register the document.
In simple terms, registration will now be possible only if at least one of these two requirements is fulfilled. Documents that lack both will be rejected at the registration stage.
What This Means for Land Owners and Buyers
For co-owners who want to sell their share, the process has become more structured. Those who can get their portion measured and obtain the official “KA” copy can still proceed without chasing signatures from every other co-owner. Those who cannot (or do not) get the measurement copy will need the other co-owners’ consent before the sale deed can be registered.
For buyers, the change offers greater protection. It reduces the chance of purchasing a share in joint land only to face objections or litigation from other co-owners later. The requirement forces greater transparency at the time of registration.
The government has clarified that the circular does not ban the sale of an undivided share. It only regulates the documents that must accompany the deed when it is presented for registration. The legal right under the Transfer of Property Act remains intact; what has changed is the administrative checklist at the Sub-Registrar’s office.
Instructions to Sub-Registrars
All Sub-Registrars across the state have been instructed to follow the new procedure strictly. The circular emphasises that the written consent of co-owners, when required, must form part of the registered document. Registration offices are expected to implement the directions uniformly so that the number of disputed registrations and subsequent complaints declines.
The circular was issued following directions from Chief Minister Devendra Fadnavis and forms part of the Revenue Department’s effort to bring greater clarity and reduce avoidable litigation in land transactions involving joint ownership.
Bottom Line for the Public
If you own land jointly with others and your names appear together on the 7/12 extract, you can no longer complete the registration of a sale of your share without either an official measurement “KA” copy of the portion being sold or the written consent/NOC of the other co-owners. Sub-Registrars have been told not to register such documents otherwise.
Buyers are advised to verify that one of these two requirements has been met before proceeding with payment and registration. The change is expected to reduce family and co-owner disputes over land sales while making the registration process more transparent.
