should I buy a bunglow situated on grampanchyat land

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The Panchayat Raj System is a form of local government organisation that is present in rural villages and towns of India. It is the foundation by which the self-government body operates in India and it is chiefly headed by the Sarpanch. During the British colonial rule, the panchayats were granted with great powers, but have lost their importance post the independence of India. India re-introduced the Panchayat raj as a self-governance system in 1992 after local matters were disregarded and remained unsolved. Today, we have over 265,000 gram Panchayats in India, at least one for every town.
Buying land under the gram panchayats
Buying land that is listed under the gram panchayat requires converting land that has been listed under agricultural use by paying a nominal conversion fee to the government. However, potential buyers have to keep a note of several factors before deciding to purchase a gram panchayat land for residential purposes. A computer generated Khata is mandatory as a submission proof in order to buy a gram panchayat land. The government, in agreement with the stamp and registration department, has introduced the Khata system to prevent any fraudulent deals, especially as submission of the Khata is a must. The gram panchayats are not fully equipped to generate the Khata as they lack necessary infrastructure and computerization. Some of the most affected areas due to this problem are the land registration on the outskirts of Bangalore.
Panchayats have the power to approve layouts and residential properties within the boundary of their village
The rural development and panchayats have been granted permission by the government to approve layouts/residential properties that are within one acre of land within the village boundaries. Lands that are outside the above purview are to be approved by the directorate of town or village planning.
The most important thing a buyer needs to do before choosing to buy a gram panchayat land is to verify the name of the authority that comes under the jurisdiction of the area. In many instances, the gram panchayat does not have the authority to convert agriculture land to residential property and use. In such circumstances, you may need to approach the directorate of planning and town welfare. Other problems associated with the purchase of land is to carefully check and verify the land usage details, to ensure that the land does not fall under the reserved category and that it is fully cleared for ownership. Most of these agricultural lands have been under the family for many generations and converting this old land may involve searching for records and information that hardly exists in the gram panchayat offices.
Here are some points you need to keep in mind before buying gram Panchayat Land:
Ensure to pay the conversion fees for the conversion of agricultural land for use as residential property. Usually it is around 6 per cent of the registration fees.
Does the land comply with the layout category it falls into?
If the land is not on the outskirts of the city, ensure you comply with the panchayat layout rules and guidelines.
Be sure to leave 1/3rd space of the land as open space. Be sure to check with the municipality or the gram Panchayat for clarifications. In some conditions, there is a waiver.
Housing loan/Finance Corporation and cooperative banks are well known to provide loans for gram Panchayat lands. Try to get in touch with the financial institution to understand the product details and how to avail the loan for a gram panchayat land.
The land prices under the gram panchayat are usually very low. In order to have a smooth transaction, ensure to have the necessary paper work and registration papers

Advocate Siddhant Sharma LawRato