Check Land Ownership Records,
Property Title & Legal Status Online
Verify property ownership, check home loan eligibility records, detect fraud, and access authentic government land records — across every Indian state, from your phone.
How to Check Land Records Online: Property Ownership, Home Loan Verification, Legal Title & Encumbrance — Complete Guide for All Indian States
From verifying property ownership before purchase to checking encumbrance certificates for home loans — everything you need to know about India’s land record system, explained clearly for all states.
Every year, thousands of Indians lose their hard-earned money to property fraud, title disputes, and encumbered land sales. A buyer pays lakhs — sometimes crores — only to discover later that the land belonged to someone else, or that a bank had already mortgaged it. Almost all of these situations could have been avoided with one simple step: checking the official land record online before making any payment.
India’s land record system has been fully digitized under the Digital India Land Records Modernisation Programme (DILRMP). Every state now maintains a free, publicly accessible online portal where anyone can verify land ownership, check property legal status, view encumbrance details, and track mutation status — all without visiting a single government office. This guide explains every service available, how to access it in your state, and exactly what to look for.
A land record — formally called the Record of Rights (RoR) — is the official government document that establishes who legally owns a piece of land. It records the owner’s name, the unique plot identifier, the area of land, the type of land use, any legal encumbrances, and the complete history of ownership transfers. In India, different states call this document by different names:
Khatiyan in West Bengal & Odisha · Khatauni in Uttar Pradesh · 7/12 Utara (Satbara) in Maharashtra & Gujarat · RTC / Pahani in Karnataka & Andhra Pradesh · Patta / Chitta in Tamil Nadu · Jamabandi / Fard in Punjab, Haryana & Rajasthan · Pahani / Pattadar Passbook in Telangana · Thandaper in Kerala — all referring to the same foundational ownership record.
Regardless of the name, the content is the same everywhere — the registered owner’s full name, the unique plot or survey number, the area in local measurement units, the classification of land, and any encumbrances or legal orders. Understanding this record is the first step to any secure property transaction.
Before you search on your state’s portal, you need to know the local term for each type of record. This table covers every major state:
| State | Ownership Record (RoR) | Plot Identifier | Account / Holder No. | Mutation Process |
|---|---|---|---|---|
| West Bengal | Khatiyan / RoR | Dag Number | Khata No. | Namjari |
| Uttar Pradesh | Khatauni | Khasra No. | Khata / Khewat | Dakhil Kharij |
| Maharashtra | 7/12 Utara | Gat / Survey No. | Khate Kramank | Ferfar |
| Karnataka | RTC / Pahani | Survey No. / Hissa | Account No. | Mutation (Bhoomi) |
| Tamil Nadu | Patta / Chitta | Survey No. / Sub-div | Patta No. | Patta Transfer |
| Andhra Pradesh | Pahani / 1-B | Survey No. | Account No. | Mutation (WEBLAND) |
| Telangana | Pahani | Survey No. | Pattadar Account | Dharani Mutation |
| Rajasthan | Jamabandi | Khasra No. | Khata / Khewat | Dakhil Kharij |
| Punjab / Haryana | Jamabandi / Fard | Khasra / Rectangle No. | Khewat / Khatauni | Intkal |
| Madhya Pradesh | Khasra / B1 Nakal | Khasra No. | Khata No. | Namanantaran |
| Gujarat | 7/12 Utara | Survey No. | Khata No. | Hakkpatra Mutation |
| Bihar / Jharkhand | Khatiyan / Jamabandi | Plot No. | Khata No. | Dakhil Kharij |
| Odisha | RoR / Khatiyan | Plot No. | Khata No. | Mutation |
| Assam / NE | Jamabandi / RoR | Dag No. / Plot No. | Patta / Khata No. | Mutation |
| Kerala | Thandaper / RoR | Survey No. / Re-survey | Thandaper No. | Pokkuvaravu |
| Himachal Pradesh | Jamabandi / Nakal | Khasra / Khewat No. | Khatauni No. | Intkal |
| Chhattisgarh | Khasra / B1 Nakal | Khasra No. | Khata No. | Namanantaran |
India’s digitized land record ecosystem offers far more than just the owner’s name. Here is a complete breakdown of every service available online, what it contains, and exactly how and where to access it:
This is the core document of the entire land record system. Called Khatiyan in Bengal, 7/12 in Maharashtra, RTC in Karnataka, Patta in Tamil Nadu, Pahani in AP & Telangana, and Jamabandi in Punjab/Haryana/Rajasthan — it is the government’s official register of who owns a piece of land.
It contains: full name of all registered owners, the unique plot/survey/khasra/dag number, the total area of land (in local units — bigha, acre, guntha, cent, ground, decimal), the type of land (agricultural/residential/commercial/forest), any encumbrances like bank mortgages, co-ownership details, sharecropper/tenant details, and the current legal status of the title.
When you need it: Before buying or selling any property · Before applying for a home loan or agricultural loan · Before property registration · During inheritance or succession · In all court proceedings related to land.
An Encumbrance Certificate (EC) is one of the most important documents in any property transaction, yet many buyers overlook it. It is an official record of all financial and legal liabilities attached to a property — primarily: whether the land has been mortgaged to a bank, financial institution, or private lender.
If a seller offers you a plot that is already mortgaged — and you buy it without checking the EC — you may inherit the debt or lose the property entirely. The EC also records: sale deeds, gift deeds, release deeds, lease deeds, court attachments, government charges, and any other registered transactions on that property within a specified time period.
Key fact: Any bank considering a home loan or mortgage will independently verify the EC before sanctioning the loan. If the EC shows an existing mortgage, no bank will approve a new loan against that property.
Mutation — called Namjari in Bengal, Dakhil Kharij in UP/Bihar/Rajasthan, Intkal in Punjab/Haryana, Ferfar in Maharashtra, Pokkuvaravu in Kerala, and Namanantaran in MP/Chhattisgarh — is the process of updating the government land record to reflect the new owner’s name after a property is sold, inherited, or transferred by court order.
This is a critical but often-neglected step. Without completing mutation, the seller’s (or deceased person’s) name remains in the government record — even if you have a registered sale deed in hand. This creates serious complications: banks will refuse home loans, you cannot legally resell the property, and property tax will continue to be billed to the old owner.
Important nuance: A registered sale deed at the Sub-Registrar’s office proves you paid for the land — but mutation of the land record proves the government officially recognizes you as the new owner. Both are needed for complete legal protection.
When you apply for a home loan, agricultural loan (Kisan Credit Card / KCC), or land mortgage loan from any bank — SBI, HDFC, ICICI, Bank of Baroda, Punjab National Bank, or any co-operative bank — the bank will require a certified copy of your land ownership record as part of the loan documentation.
This is not the same as the online printout from the state portal. A certified copy carries a digital signature or official stamp from the issuing authority, making it legally valid for submission to banks, courts, and registration offices.
Banks typically need: Certified ownership record showing the applicant as the current owner · Mutation certificate confirming name transfer · Encumbrance certificate for the past 13–30 years · Plot map / cadastral sketch.
The ownership record tells you who owns the land. The cadastral map (plot map) tells you exactly where that land is — its precise boundaries, shape, dimensions, and relationship to surrounding plots. This is essential for verifying that the physical land you are being shown matches the plot number in the ownership record.
Why it matters: Unscrupulous sellers sometimes show a buyer a different piece of land than what is registered in the ownership document. Comparing the cadastral map with the physical location — using GPS coordinates now available on most portals — eliminates this fraud risk entirely.
India has three layers of historical land survey records that together form a complete ownership chain spanning nearly a century. These are critical for resolving long-running inheritance disputes, succession claims, boundary conflicts, and government acquisition compensation cases.
CS (Cadastral Survey) Records — the original British-era survey, forming the foundational ownership chain. RS (Revisional Survey) Records — an updated survey that corrected CS errors and recorded post-Partition ownership changes. LR (Land Reform) Records — reflecting redistribution under state Land Reform Acts.
When you apply for a home loan or property loan from any bank or housing finance company, the lender conducts its own independent property title verification and legal due diligence.
🏦 Documents Banks Verify for Property Loan / Home Loan Approval
| Your Situation | Records You Need | Where to Get Them |
|---|---|---|
| Buying a residential plot or house | Ownership record · Encumbrance certificate · Mutation certificate · Plot mapVerify seller’s legal ownership and absence of mortgage | State land portal (free) + Sub-Registrar (EC) |
| Applying for a home loan or LAP | Certified ownership record · Mutation certificate · EC · Land classificationAll must show current owner; land must be non-agricultural | e-District certified copy + Sub-Registrar EC |
| Selling your property | Updated ownership record · Mutation in your name · Encumbrance certificateBuyer’s lawyer will verify; problems here delay or kill the deal | State portal (verify) + Sub-Registrar (EC) |
| Inheriting land after a death | Existing ownership record · Legal heir certificate · Succession certificateThen apply for mutation to transfer name to heirs | State land portal + District court / tehsil |
| Agricultural loan (KCC) | Ownership record (Khasra/Khatauni/7-12) · Survey map · Land area detailsBank verifies ownership and cultivable area | State land portal (free download) + branch |
| Court / property dispute | Certified copies of CS/RS/LR records · Full mutation history · Plot mapComplete historical chain from 1928 is needed as primary evidence | BL&LR office / Tehsildar / e-District (certified) |
- Go to the official state land record portal for your state (full list on the next page). Never use unofficial paid websites — all this information is free on government portals.
- Look for Citizen Services → View RoR / Know Your Property / Ownership Record — the exact label varies by state.
- Select your District from the dropdown menu.
- Select your Block / Taluka / Mandal / Tehsil / Hobli — the administrative subdivision below district level.
- Select your Village / Mouza / Revenue Village / Panchayat — the smallest revenue unit.
- Choose your search type: by Owner Name, Plot / Survey / Khasra / Dag Number, or Account / Khata / Patta Number.
- Enter the relevant details and click Search / View / Submit. The complete ownership record appears on screen instantly.
- Download or print the record as PDF. For official purposes, apply for a certified copy through the e-District portal of your state.
These are the only authentic government-operated portals. Basic record search is free and requires no login or registration: