c

REVENUE SITE AND THE CONVERSION ORDER FOR THE CHANGE OF

LAND USE (DC CONVERSION) c

Revenue site is a property created in an agricultural/revenue land, without

obtaining the appropriate sanction/conversion order from the
jurisdictional Deputy Commissioner/Collector of the District. The very
word revenue sites are a misnomer. The revenue land cannot be used for
any purpose other than agriculture. Unless it is converted for non-
agricultural residential purpose it remains as agricultural land. Formation
of layouts is not permitted on agricultural land. c

A revenue site is an illegal creation. It will not have clear marketable titles.
It will remain as an agricultural property, even though; it is bifurcated and
sold as sites. The Government cannot use public funds to provide
infrastructure or civic facilities for such properties. The financial
institutions will not sanction loans against such properties. c

It is a fact that large stretches of land is required for agriculture and The
Government Of Karnataka has enacted a statute to preserve the land for
agriculture and change of land use from agriculture to non-agriculture
purpose will have a negative impact on the production of food grains.
Generally, change of land use from agriculture to non agriculture purposes
are not encouraged unless and until it is very important and for residential
purposes.c

CHANGE OF LAND USE OR DC CONVERSION AND CONDITIONSc

The Deputy Commissioner/Assistant Commissioner/Collector of the district

will have all the data related to the district regarding the water source,
valley, roads, KLR,KMC Act, KTCP Act, the titles of the schedule property,
development programs and topographical map and related statutes. He
will be assisted by the Village accountant, Shirestedar, Thasildar and
Assistant Commissioner of the district and recommend the change of land
use, if it is deemed fit and complies with all statutory regulations. Based on
the recommendation, AC or DC issues appropriate orders, converting the
use of land from agriculture to non-agriculture as per the appropriate
Act. There is nominal fee payable for such approvals, upon the payment,
the order is issued. The Conversion order is generally laced with conditions
and is time bound. The conditions laid down in the Conversion Order has
to be strictly complies to give proper effect to it, non-compliance or
violations results in the automatic cancellation or revocation of the said
order.c

The layouts needs approval from BDA or BMRDA or TOWN PLANNING

AUTHORTIES, which is a very important pre-condition in the conversion
order issued under KLR/KMC/KTCP ACTS. Anyone who purchases revenue
site is purchasing a agricultural land. Selling and purchasing of agricultural
land has strict restrictions.c

Only agriculturists with some income limit are permitted to purchase

agricultural land. Any purchase in contravention of this stipulation make
the transaction null and void and the purchaser will not get any title and
may have to lose the money.c

Most of the Revenue sites fall under Green Belt Area. As per zonal
regulation green belt area is meant only for agricultural purpose. The
Revenue records such has Pahani(RTC) and Mutations of these lands
remain in the name of the original owner even after it is purchased by
others. Do not purchase a site in layouts formed in agricultural lands, and
which are not converted for residential purpose and approved by the
concerned town planning authority. Utmost care and precaution is
required in purchasing sites and guidance of experienced advocate is
necessary.c

Most of the illegal sites and layouts are formed by land mafia and rogue
characters, with criminal background. V




  






. The Government Of Karnataka has enacted a statute
to preserve the land for agriculture and change of land use from agriculture
to non-agriculture purpose will have a negative impact on the production of
food grains. Generally, change of lande use from agricuture to non
agriculture purposes are not encouraged unless and untill it is very
important and for residential puposes.c

Deputy Commissioners/Collectors/Assistant Commissioners of the District

has been vested with powers to change the use of land from Revenue to
other purposes. The Revenue Department or commissionrate office with
latest topographical data and statute, studies and process the application
for the change of land use from Revenue to Residential, Industrial,
Public Semi Public and Commercial use. If the application is found to be in
order and comply with all statutory requirements, Conversion is permitted,
subject to conditions and payment of conversion charges and in some cases
Betterment Charges or Improvement charges as necessary.c

The change of land use accorded by the Deputy Commissioner must also
coincide with a layout plan for residential layouts which must obtain
KSPCB Clearance or Consent in addition to obtaining layout approval from
the jurisdictional town planning authorities.c

Many citizens have bought revenue sites with kaneshmari numbers, house
site numbers & plots and are unable to neither sell nor liquidate it. BBMP
does not approve such layouts and does not sanction building plan. Even
obtaining power connection and water connection is on misrepresentation
of facts, on such properties, if detected liable for disconnection.cc

City Municipal Council Sitesc

There WERE 7 City Municipal Councils and one Town Municipal Council
surrounding the Bangalore city. The sites in the limits of these authorities
are mostly owned by private individuals, some of the sites are acquired by
Government. Infrastructure is very poor. The process of tracing the title is
very complicated. But some extra pre cautions need to be taken. Verify
whether the betterment charges have been paid, if not purchaser may have
to pay it in the future. Many lands in the area of these local bodies are
agricultural lands and conversion to non-agricultural purpose must have to
be done. Presently City Municipal Councils have stopped collecting
betterment charges and issuing Khatas. If the owner doesn¶t have a Khata,
he cannot construct the house with the plan approved from CMC.c

Site in private layoutsc

These are layout formed by private parties, other than statutory

development authorities. Many reputed land developers have formed
layouts around the city. Verify all the documents as required in case of
private property for a period of 43 years. Apart, from the above check
whether the land is converted for residential purpose and the layouts are
approved by BDA or BMRDA. Verify the records with respective offices.
Many numbers of private layouts with D.C. conversion and panchayat
approval are available. Purchase of these type of sites involves little risk.c

Gramathana Sitesc

These are residential sites, which were originally available in village

panchayat areas. They can be distinguished from Kaneshumari number,
assigned to them. The agricultural lands have survey numbers. The sites of
this nature are very few. Government has put restrictions on issue of
license for construction by village panchayats beyond their approved
Gramathana area, original Gramathana sites can be identified by examining
old village survey maps available in survey department. Examine all the
records as is done in case of private property. In addition verify the village
records and form No. 9 and 10. Form No. 9 denotes Gramathana site and
form No. 10 denotes the building, which confirm that the particular
property is original Gramathana site or not. But many village panchayats
issue from No. 9 & 10, though they are not Gramathana sites. Many such
sites fall in green belt area, where construction of residential buildings is
restricted. Extra caution is necessary while buying Gramathana Sites.c
c