India me bahut log ek problem face karte hain — registry nahi ho pa rahi, par land lena zaruri hai.
Kabhi land par dispute hota hai, kabhi document incomplete hote hain, kabhi land type clear nahi hoti, to kabhi seller proper registry nahi karwa pata.
Aise cases me log “Kabja Based Land” ya “Possession Based Process” follow karte hain.
Is article me aapko clear aur practical language me bata raha hoon ki registry na hone par bhi jameen kaise kabze me li ja sakti hai, kaun-kaun se legal steps hote hain, aur kis tarah safe deal ki jaati hai.
Registry Kyon Nahi Ho Paati? Common Reasons
Registry rukne ke main reasons:
- Khatoni me naam clear nahi
- Joint land dispute
- Jamindari land / Estate land
- Nazul land
- Gram sabha land
- Court case pending
- Minor owner (nabalik)
- Seller ke documents incomplete
- Loan / mortgage laga hua
Aise me registry ruk jati hai. But phir bhi buyer ko land kabze me lena hota hai.
Kya Registry Bina Land Li Ja Sakti Hai?
Yes, possession mil sakta hai, but ownership nahi milti jab tak registry nahi ho jaaye.
Possession based process sirf temporary control deta hai.
Agar legally strong documents nahi honge, future me problem ho sakti hai.
Isliye neeche ka process follow karna zaroori hai.
Possession Based Land Process (Step-by-Step)
Step 1: Clear Agreement (बयाना/मुहरबंद एग्रीमेंट)
Sabse pehle buyer aur seller Agreement to Sell (ATS) banate hain.
Isme likha hota hai:
- Land ka full detail
- Seller consent
- Kitna paise diya
- Kitna baaki hoga
- Registry ki condition
- Kabja dene ki date
- Agar seller mansik ya administrative reason se registry nahi karwa paaya to kya hoga
Ye agreement stamp paper par hota hai — 100, 500, ya 1000 ka.
Step 2: Panchnama (Kabza Nama) Prepare Karo
Kabza legal banane ke liye Panchnama banaya jata hai.
Isme hota hai:
- Seller ka statement: “Main apna kabza de raha hoon”
- Buyer ka statement: “Maine kabza le liya”
- Lekhpal ya 2–4 gawah ke sign
- Jameen ka map + khasra number
Panchnama sabse strong evidence hota hai possession ka.
Step 3: Kabza Diya Jaata Hai (Physical Possession)
- Boundary banakar
- Mitti ka chabutra
- Plants lagakar
- Gherabandi
- Gate / fencing
- Temporary room
Jo bhi clear sign ho ki ab “buyer ka control” hai.
Photographs + Video + Witness record must hai.
Step 4: Paisa Installment Me Dena (Safe Method)
Jaise registry nahi ho sakti, waise full payment dena risky hota hai.
Isliye:
- 20–40% advance (bayana)
- Baaki payment registry ke time
Agar registry future me possible hoegi to final paise de dena.
Isse fraud ka chance kam hota hai.
Step 5: Seller Ka Affidavit (Legal Protection)
Seller ek affidavit deta hai jisme likha hota hai:
- Wo voluntarily kabza de raha hai
- Kisi aur ko nahi bech sakta
- Future me registry sirf isi buyer ke naam karega
- Jameen par koi loan, case ya dispute nahi
- Jameen par buyer ka aarthik ya sharirik kabja ho gaya hai
Affidavit notarized hota hai.
Step 6: Lekhpal Se Verification Kara Lo
Ye optional hai, but strong hota hai.
Lekhpal se ek kabza certificate ya “possession verification note” banwa lo.
Ye kaafi valuable proof hota hai.
Step 7: Long-Term Protection (Sabse Important)
Registry hone tak aapko kuch cheezein karni hoti hain:
1. Fencing strong rakho
2. Land par activity maintain rakho
3. Electricity / water connection (agar allowed hai)
4. Tax rasid banwao (agar possible)
5. Lagatar “actual possession” ka proof create karo
Ye sab evidence aapko future me help karega.
Possession Based Deal Me Kaun-Kaun Si Galatiyan Nahi Karni Chahiye?
- Gram Sabha, Sarkari, Nazul land par kabza na lo
- Purani jamindari land bina freehold hope ke mat lo
- Court case wali land mat lo
- Seller ko full payment mat do
- Khatauni check kiye bina kabza mat lo
- Gawahon ke bina kabza na lo
Aisa karne se future me eviction possible hota hai.
Kya Possession Se Ownership Mil Jaati Hai? (Adverse Possession?)
Agar aap kisi private land par 12 saal tak uninterrupted, peaceful, continuous possession dikhate ho to court se Adverse Possession claim kar sakte ho.
But:
- Government land
- Gram Sabha land
- Nazul land
- Trust / waqf land
Par ye long-term possession bhi ownership nahi deta.
Conclusion
Registry na ho sake to jameen kabze me lena possible hai—but smart way se.
Agar agreement + kabza nama + affidavit + witness + video/photo evidence + fencing sab strong kar li, to possession powerful ho jata hai.
But final ownership tabhi milegi jab registry + mutation ho jaaye.