A neutral buyer’s checklist
Buying land near Khatu Shyam: a checklist
Before you pay for a plot near Khatu Shyam, check that the project is registered on the RAJRERA portal, that the land has been converted from agricultural use, and that the layout is approved. Ask the seller for the documents, visit the site, pay only through channels that leave a record, and get independent legal advice.
Source: RAJRERA portal (opens in a new tab); RERA Act, 2016, 26 Mar 2016 (opens in a new tab); Rajasthan Land Revenue Act, section 90-A (opens in a new tab)
First: check RAJRERA registration
Under the Real Estate (Regulation and Development) Act, 2016, a promoter may not advertise, market, book or sell plots in a real estate project in a planning area without first registering the project with the state’s Real Estate Regulatory Authority. In Rajasthan, that is RAJRERA.
RERA registers projects; it does not approve them. A registration number means the promoter has filed the project with the Authority. It does not mean the Authority vouches for the plot, its price or its timeline. Look for the registration number, not a claim of approval.
- Open rera.rajasthan.gov.in, the official RAJRERA portal.
- On the home page, choose Projects, set the district to Sikar and, if you know it, the tehsil.
- Search by the project name or the promoter’s name, and open the project’s record.
- Check that the registration number, promoter, project name and location match the seller’s papers and the board at the site.
Source: RAJRERA Regulations, 2024, 14 Mar 2024 (opens in a new tab)
- Use the Agents tab to check that any agent you deal with is registered with RAJRERA.
Source: RAJRERA portal (opens in a new tab); RAJRERA Regulations, 2024, 14 Mar 2024 (opens in a new tab)
The Act exempts small projects from registration: where the land to be developed is no more than 500 square metres, or no more than eight apartments are planned across all phases. A seller who relies on an exemption should be able to show why it applies.
A promoter’s advertisement must show the project’s registration number and the Authority’s website, and RAJRERA’s 2024 Regulations bar advertising a project for booking before it is registered.
Source: RERA Act, 2016, 26 Mar 2016 (opens in a new tab); RAJRERA Regulations, 2024, 14 Mar 2024 (opens in a new tab)
Second: land title and conversion
Under section 90-A of the Rajasthan Land Revenue Act, 1956, land held for agriculture may not be used for building or any other purpose without the State Government’s written permission. This permission is commonly called land conversion.
Source: Rajasthan Land Revenue Act, section 90-A (opens in a new tab)
- Ask for the conversion order under section 90-A, and check that it covers the khasra numbers of your plot.
Source: Rajasthan Land Revenue Act, section 90-A (opens in a new tab)
- Ask for the current jamabandi (record of rights) that shows who holds the land, and check it at the tehsil.
- Ask for the patta or title document for the plot and the chain of earlier sale deeds.
- Ask whether the land is mortgaged or involved in a court case, and have a lawyer search the records.
Third: the approved layout and the site board
For a plotted development, RAJRERA’s 2024 Regulations require a display board at the site, at least 5 ft by 4 ft, showing the approved site plan (roads, water supply, sewerage, electricity lines and parks), the plot, khata and khasra numbers, and the layout plan superimposed on the revenue map.
Source: RAJRERA Regulations, 2024, 14 Mar 2024 (opens in a new tab)
- Match the plot you are offered with the approved layout plan and with the site board.
- Ask which authority approved the layout, and ask for a copy of the approval.
- Check the plot against the revenue map: its khasra number should appear in the conversion order.
Documents to ask any seller for
- The RAJRERA registration number and certificate, or the reason the project is exempt.
- The land conversion order and the approved layout plan.
- The jamabandi and the earlier title deeds for the land.
- Proof of the promoter’s identity and authority to sell; where someone else owns the land, the agreement that allows the sale.
- A draft agreement for sale that states the plot number, area, price, payment schedule and what happens if either side cancels.
- Receipts for anything you have already paid.
- For any agent, their RAJRERA agent registration number.
Source: RAJRERA Regulations, 2024, 14 Mar 2024 (opens in a new tab)
Site-visit checklist
- Visit in daylight, walk the plot’s boundaries and compare them with the layout plan.
- Look for the RAJRERA display board at the site and photograph it.
- Check the road to the plot, drainage, and power and water connections as they exist today, not as planned.
- Ask neighbours and the local panchayat or municipality about the land.
- Check how the area is shown in the draft master plan before you decide.
See the status of the Khatu master plan and other public projects
Pay safely
- Never pay cash without a receipt. Prefer a bank transfer or cheque to the account named in your agreement.
- Pay only the amounts, and on the dates, written in the agreement, and keep every receipt.
- Do not pay a booking amount for a project that cannot show its RAJRERA registration.
Source: RAJRERA Regulations, 2024, 14 Mar 2024 (opens in a new tab)
- Make sure the sale deed is registered at the Sub-Registrar’s office.
Get independent legal advice
This checklist is general information, not legal advice. Before you pay, ask an independent lawyer to verify the title, the conversion, the layout approval and the RAJRERA registration, and to read the agreement with you.
Looking at Laadli Shyamavan? Its page shows which details come from the developer and which documents are still awaited.
See Laadli ShyamavanMore Khatu Shyam guides
Common questions
What does RERA registration mean for a plot?
It means the promoter has registered the project with RAJRERA, which the Real Estate (Regulation and Development) Act, 2016 requires before plots in a project are advertised or sold. RERA registers projects; it does not approve their quality or price.
How do I check whether a project near Khatu Shyam is RAJRERA registered?
Open rera.rajasthan.gov.in, choose Projects, set the district to Sikar and search by the project or promoter name.
Can I build on agricultural land near Khatu Shyam?
Not without conversion. Section 90-A of the Rajasthan Land Revenue Act, 1956 requires the State Government’s written permission to use agricultural land for other purposes.
Source: Rajasthan Land Revenue Act, section 90-A (opens in a new tab)
What should a plotted project’s site board show?
Under RAJRERA’s 2024 Regulations: the project’s name and registration number, the approved site plan, the plot, khata and khasra numbers, and the layout plan superimposed on the revenue map.
Source: RAJRERA Regulations, 2024, 14 Mar 2024 (opens in a new tab)
Should I pay a booking amount in cash?
Avoid it. A bank transfer or cheque to the account named in the agreement leaves a record. If you pay anything in cash, get a signed receipt.
Want help going through a plot’s papers?
Call, WhatsApp or ask our team. We will tell you which documents to ask for; for legal checks, use your own lawyer.
Sources used on this page
Each source was opened and checked on the date shown. Dates in brackets are when the source was published or last revised.
- RAJRERA, the Rajasthan Real Estate Regulatory Authority portal (opens in a new tab) · checked 27 Sep 2026
- Real Estate (Regulation and Development) Act, 2016, Gazette of India (copy on the UP RERA website) (opens in a new tab) (26 Mar 2016) · checked 27 Sep 2026
- Rajasthan Land Revenue Act, 1956, section 90-A (text on Indian Kanoon) (opens in a new tab) · checked 27 Sep 2026
- Rajasthan Real Estate Regulatory Authority Regulations, 2024, Rajasthan Gazette (opens in a new tab) (14 Mar 2024) · checked 27 Sep 2026
These guides are general information compiled by GuruVista from the sources shown. They are not legal or financial advice. Check current details with the authority named before you rely on them.