Sale deed

What is the status of the land at present? Is it agriculture land?

No land can be purchased until conversion purpose is accepted and approved by the Government under relevant law. And, no non agriculturist can purchase the agriculture land. So, the sale deed, if made in your favour would not only be illegal, but useless stationary. 

Thank you for your response. Yes, it is agricultural land but they mentioned that if any payment is made upfront, there will be an agreement to sale signed with the total consideration and the details of the plot. Is this different from the sale deed?

If the conversion is not made, or approved by the authorized officer under the land revenue code, any agriculture land transacted, where the status of a purchaser is not agriculturist, the entire transaction produces illegality. If anything is reported to the Government that the non agriculturist has purchased the agriculutre plot, it is likely that the land may be forfeited in favour of old tenant, or the Government. Take it for sure that your money will be wasted.

Thank you for the response, this is really useful