Land Records
How to Check Land Records Online in India
Every state publishes its land records online, free, and almost nobody looks. Here is where — and, more importantly, what the record does not tell you.
The short answer
Every Indian state publishes land records online, free. The record is called something different in each — 7/12 in Maharashtra, RTC in Karnataka, Adangal in Telangana, Jamabandi in Punjab. Same idea, different name.
And the essential caveat, before you look at any of them: a land record is not title. It records possession and who pays the revenue. It does not prove ownership.
State by state
| State | The record is called | Look it up on |
|---|---|---|
| Maharashtra | 7/12 extract (Satbara) — agricultural Property Card — urban | Mahabhulekh · Digital Satbara · e-Maha Bhumi |
| Karnataka | RTC / Pahani (rural) Khata (urban/BBMP) | Bhoomi · BBMP portal · Kaveri (registration) |
| Telangana | Pattadar Passbook · Adangal | Dharani |
| Andhra Pradesh | Adangal · 1-B register | Meebhoomi |
| Tamil Nadu | Patta Chitta (merged) | TN e-Services · TNREGINET |
| Uttar Pradesh | Khasra / Khatauni | UP Bhulekh |
| Punjab | Jamabandi | Punjab Land Records Society |
| Haryana | Jamabandi | Jamabandi Haryana |
| Rajasthan | Jamabandi / Khasra | Apna Khata |
| Madhya Pradesh | Khasra / Khatauni | MP Bhulekh |
| Gujarat | 7/12 · 8-A | AnyROR |
| West Bengal | Khatian / Porcha | Banglarbhumi |
| Bihar | Khasra / Jamabandi | Bihar Bhumi |
| Kerala | Thandaper | e-Rekha |
| Odisha | ROR | Bhulekh Odisha |
| Delhi | Registration records | DORIS |
Portal names and addresses change. If a link fails, search for the STATE'S REVENUE DEPARTMENT by name — never follow a link a seller sends you. Fake land-record sites exist, and they are convincing.
What a land record is NOT
Land records — 7/12, RTC, Adangal, Jamabandi, Khasra, Patta, Khata — are revenue records. They exist so the state knows who is in possession, who cultivates, and who owes the land revenue.
They do not prove ownership. Indian courts have said so, repeatedly and unambiguously.
India has presumptive title, not conclusive title. The state records transactions and possession; it does not guarantee that the person named actually owns the land.
So a clean 7/12 in the seller's name is useful evidence. It is not proof. You still need the registered sale deed, the chain of title and a 30-year encumbrance certificate.
What the record is good for is cross-checking. If the deed says one thing and the revenue record says another, you have found something — and finding it is the whole point.
What to actually check
- Does the name match the seller? Exactly. Not "close enough". Variations matter.
- Does the extent match? The area being sold should be the area in the record.
- Does the survey number match the sale deed, the encumbrance certificate, and the RERA filing?
- What is the land classified as? Agricultural? If so, has it been converted to non-agricultural use? Building on unconverted agricultural land is one of the most expensive mistakes available.
- Are there any encumbrances noted — loans, charges, court attachments?
- Read the mutation entries. Most records list the history of transfers. That history should match the chain of title the seller has given you.
- Are there co-owners? If the record names four people and only one is selling, ask where the other three are.
Most Indian land records carry a history of mutation entries — every recorded change of hands.
Read it against the chain of title the seller has given you. They should tell the same story.
Where they don't — where the record shows a transfer that isn't in the deeds, or an owner nobody mentioned — you have found exactly the kind of thing a title search exists to find.
Fake portals — a real problem
Convincing fake land-record websites exist. They return a clean, official-looking record for a property with a serious problem.
Search for the state's revenue department by name. Type it yourself. Check the URL ends in .gov.in or .nic.in.
The same applies to a paper record handed to you. Paper 7/12s and khatas have been forged, in volume. Verify online, yourself, every time. It costs nothing and it takes two minutes.
If you're buying a flat, not land
You will not usually find a land record in your own name — and that is correct, not a problem.
A flat owner holds an undivided share of the land beneath the whole building. The land is not divided, so it cannot appear in individual records.
What to check instead:
- The land record for the project land, in the name of the promoter or landowner. It must exist, and the survey number must match the RERA filing.
- That the land use was converted from agricultural, if it ever was.
- Your undivided share (UDS), specified in your sale deed.
- Whether conveyance to the society has been done — if the building is older.
A builder who cannot produce a clean land record for the land their project stands on is a builder you should not be paying.
Frequently asked questions
Can I check land records online for free?
Yes, in every Indian state. Maharashtra has Mahabhulekh and Digital Satbara, Karnataka has Bhoomi, Telangana has Dharani, Andhra Pradesh has Meebhoomi, Tamil Nadu has its e-Services portal. Search for the state's revenue department by name — never follow a link a seller sends you.
Does a land record prove ownership?
No. Land records are revenue records — they exist so the state knows who is in possession and who owes the land revenue. Indian courts have repeatedly held they do not prove title. India has presumptive title, not conclusive title. A clean record is useful evidence, but you still need the registered sale deed, the chain of title and a 30-year encumbrance certificate.
What is the land record called in my state?
7/12 extract in Maharashtra (agricultural) and Property Card (urban), RTC or Pahani in Karnataka, Adangal in Andhra Pradesh and Telangana, Patta Chitta in Tamil Nadu, Jamabandi in Punjab and Haryana, Khasra and Khatauni across much of North India, Khatian in West Bengal.
Do flats have land records?
Not individually. A flat owner holds an undivided share of the land beneath the whole building, and the land is not divided, so it cannot appear in individual records. What you should check instead is the land record for the PROJECT LAND in the promoter's name, that the land use was converted, and your undivided share as specified in the sale deed.
Are there fake land record websites?
Yes, and they are convincing. Never follow a land-record link a seller sends you. Search for the state's revenue department by name, type it yourself, and check the URL ends in .gov.in or .nic.in. Paper records have also been forged in volume — verify online yourself, every time.