Building a home in Kerala
is a dream for many, but before starting construction, it’s essential to ensure
that the land is legally eligible. Many properties in Kerala are categorized as
wetland or paddy land (nilam) in official records, which means construction is
restricted unless the land is converted to dry land (purayidam).
This process, known as
land conversion, is regulated under the Kerala Conservation of Paddy Land and
Wetland Act, 2008. In this blog, we’ll break down the land conversion process,
including the role of the Data Bank, legal aspects, and step-by-step guidance.
What is Land
Conversion?
Land conversion refers to
the official process of changing the classification of land from one category
to another—mainly from paddy land or wetland to dry land—so it can be used for
residential, commercial, or industrial purposes. The process involves government
approval and updating land records accordingly.
Role of the Data Bank
in Land Conversion
The Kerala Land Data Bank
is an official digital record maintained by the Revenue Department that
categorizes all lands in Kerala based on their original nature (wetland, paddy
land, dry land, etc.). Before applying for conversion, it is essential to check
whether the land is listed as "nilam" (paddy land) in the Data Bank.
- If the land is NOT listed in the Data Bank as
paddy land, the conversion process is relatively easier. You may only need
to apply for a correction in the Village Office records (BTR - Basic Tax
Register).
- If the land is listed as paddy land in the
Data Bank, conversion requires special approval from the Local Self
Government (LSG) body or the Revenue Department under the Kerala Land
Utilization Order (KLUO), 1967.
Steps for Land
Conversion in Kerala
1. Check Land
Classification in the Data Bank
Visit the Krishi Bhavan
(Agriculture Office) or check online to see if the land is categorized as paddy
land or wetland in the official records. If it is dry land in the Data Bank, no
conversion is needed.
2. Apply for Land
Conversion
If the land is listed as
paddy land in the Data Bank, submit an application to the Revenue Department or
Local Self Government (LSG) body for conversion. The application should
include:
- Ownership documents (Title Deed)
- Encumbrance certificate
- Location sketch & site plan
- Tax receipt
- Copy of Data Bank details
Online Application
Land conversion
applications can now be submitted online through the Kerala Revenue
Department's official website:
www.revenue.kerala.gov.in
3. Obtain Approval
& Pay Fees
The authorities will
conduct a site inspection to verify whether the land is eligible for
conversion. The fee varies based on land type and location.
4. Apply for BTR (Basic
Tax Register) Change
Once land conversion is
approved, the final step is updating the BTR entry at the Village Office,
reflecting the land as "Purayidam" (dry land) instead of
"Nilam" (paddy land).
Challenges in Land Conversion
- Strict Regulations: Land listed as paddy or
wetland may face rejection due to Kerala’s conservation laws.
- Data Bank Issues: Some lands may be
incorrectly listed as paddy land. In such cases, legal procedures must be
followed to correct the records.
- Delays in Approval: The verification and
approval process can take several months.
- High Conversion Costs: Conversion charges
depend on the land’s location and category.
Tips for a Smooth Land
Conversion Process
- Verify Land Classification in the Data Bank
Before Buying to avoid legal hurdles.
- Seek Professional Help from a legal expert or
property consultant for documentation and application filing.
- Use Online Services: The Kerala government has
introduced e-Rekha and other portals for land conversion applications in
certain districts.
Final Thoughts
Understanding the Data
Bank and following the legal procedures for land conversion is essential for
homeowners in Kerala. Whether you are buying a plot or planning to build,
ensuring that the land is properly classified will prevent unnecessary delays
and legal issues.
