How to Verify Land Record Online Before Buying Property in Your State

Who Needs This Service?

Any Indian citizen — resident or NRI — planning to purchase agricultural land, residential plots, or commercial property must verify land records before executing a sale deed. This process is mandatory to confirm ownership, check for encumbrances, pending loans, government acquisition notices, or court disputes attached to the property.

---

Required Documents

• Khasra/Survey Number or Plot Number of the property
• Seller’s name as per revenue records
• District, Tehsil, and Village/Ward details
• Your Aadhaar card (for login on most state portals)
• Mobile number linked to Aadhaar (for OTP verification)
• Property address proof (for cross-referencing)
• Sale agreement copy (if already signed)

---

Step-by-Step Online Process

Step 1: Access the National Land Records Portal (DILRMP)

Go to the Digital India Land Records Modernisation Programme (DILRMP) portal: https://dilrmp.gov.in

This is the central Ministry of Rural Development portal that links all state land record portals. Click on “State-wise Land Records” on the homepage to navigate to your specific state portal.

Central NIC Bhulekh Portal (for multiple states): https://bhulekh.nic.in — This redirects to individual state portals.

---

Step 2: Choose Your State Portal

Each state has its own official land records portal. Key state portals are:

• Uttar Pradesh: https://upbhulekh.gov.in
• Maharashtra: https://mahabhulekh.maharashtra.gov.in
• Rajasthan: https://apnakhata.rajasthan.gov.in
• Madhya Pradesh: https://mpbhulekh.gov.in
• Karnataka: https://landrecords.karnataka.gov.in
• Gujarat: https://anyror.gujarat.gov.in
• Haryana: https://jamabandi.nic.in
• Punjab: https://jamabandi.punjab.gov.in
• Delhi: https://dlrc.delhigovt.nic.in
• Tamil Nadu: https://eservices.tn.gov.in (Patta/Chitta)
• Andhra Pradesh: https://meebhoomi.ap.gov.in
• Telangana: https://dharani.telangana.gov.in
• West Bengal: https://banglarbhumi.gov.in
• Bihar: https://biharbhumi.bihar.gov.in
• Odisha: https://bhulekh.ori.nic.in
• Uttarakhand: https://bhulekh.uk.gov.in
• Himachal Pradesh: https://lrc.hp.nic.in
• Assam: https://revenueassam.nic.in
• Kerala: https://erekha.kerala.gov.in
• Chhattisgarh: https://bhuiyan.cg.nic.in

---

Step 3: Search Land Records by Khasra/Survey Number

On your state portal homepage, look for options labelled “Khatauni,” “RoR (Record of Rights),” “Jamabandi,” “Patta,” or “7/12 Utara” depending on your state terminology.

Universal process across most portals:

1. Select District from the dropdown menu
2. Select Tehsil / Taluka
3. Select Village / Gram
4. Choose search method: by Khasra Number, Khata Number, Owner Name, or Plot Number
5. Enter the relevant number and click “Search” / “Dekhen”
6. The RoR (Record of Rights) will display on screen

Maharashtra specific — 7/12 Utara (Satbara): Visit https://mahabhulekh.maharashtra.gov.in → Select District → Taluka → Village → Enter Gat/Survey number → View 7/12 document showing ownership and cultivation details.

Delhi specific: Visit https://dlrc.delhigovt.nic.in → Click “View Ownership Details” → Enter Colony/Khasra number → Check ownership history.

---

Step 4: Check Encumbrance Certificate (EC)

An Encumbrance Certificate confirms whether the property has any pending loans, mortgages, or legal disputes. This is the most critical document before buying.

Through CERSAI (Central Registry of Securitisation Asset Reconstruction and Security Interest of India): Website: https://cersai.org.in

1. Click “Search Security Interest” on the homepage
2. Enter property details or the seller’s name
3. Check if any bank loan or mortgage is registered against the property

State Registration Department portals for EC:

• Karnataka: https://kaveri.karnataka.gov.in → “Encumbrance Certificate” section → Enter property details → Pay fee online (₹25–₹50) → Download EC
• Tamil Nadu: https://tnreginet.gov.in → “Encumbrance Certificate” → Enter Sub-Registrar office, survey number, period → View/download
• Andhra Pradesh: https://registration.ap.gov.in
• Telangana: https://registration.telangana.gov.in
• Maharashtra: https://igrmaharashtra.gov.in

For most states, you can view an EC online for free for basic searches; certified copies require a nominal fee of ₹20–₹200 depending on the state.

---

Step 5: Verify on RERA Portal for Builder Properties

If buying from a developer or in a housing society:

MahaRERA: https://maharera.maharashtra.gov.in RERA National Portal: https://rera.india.gov.in (links to all state RERA portals)

1. Go to your state RERA portal
2. Click “Projects” or “Registered Projects”
3. Search by project name, promoter name, or registration number
4. Verify registration validity, approved plan, completion date, and complaint history

---

Step 6: Check Mutation Records (Dakhil Kharij)

Mutation records confirm the last official transfer of ownership in government records.

• Search for “Mutation Status” or “Dakhil Kharij” on your state portal
• Enter property details to see if the seller’s name matches the current mutation records
• If the mutation is pending or disputed, the property title may be unclear

---

Step 7: Download and Save Records

Most portals allow you to download the RoR, Jamabandi, or 7/12 Utara as a PDF. Save this along with the search date as evidence. For legally certified copies, visit the Tehsildar or Sub-Registrar’s office.

---

Offline Process (If Online Records Are Unavailable)

Some rural areas and older properties may not have digitised records. In that case:

1. Visit the Tehsil Office / Patwari Office in the district where the property is located
2. Submit a written application for a copy of Khasra/Khatauni/Jamabandi
3. Pay the prescribed fee (usually ₹10–₹50 per copy)
4. Collect certified copy within 3–7 working days
5. For Encumbrance Certificate offline: Visit the Sub-Registrar’s Office of the relevant area and submit Form 22 (varies by state)

District Collector’s Office can also be approached for land acquisition and dispute records.

---

How to Track Application or Check Status

• UP Bhulekh: https://upbhulekh.gov.in → “Khatauni Status” using Application Reference Number
• Maharashtra Mahabhulekh: https://mahabhulekh.maharashtra.gov.in → Track mutation application under “Mutation Status”
• Karnataka Kaveri: https://kaveri.karnataka.gov.in → “Track Application” with EC application number
• DILRMP Dashboard: https://dilrmp.gov.in/faces/public/home.xhtml → State-wise digitisation and mutation status
• RERA Complaint Status: https://rera.india.gov.in → Check your state RERA portal’s “Complaint Status” section

---

Common Problems and Solutions

1. Name Mismatch Between Sale Deed and Land Records Problem: Seller’s name in the document does not match the name in RoR. Solution: Demand a certified mutation copy from the seller. Request the Patwari to update records after reviewing original deed. Do not proceed with purchase until records match.

2. Portal Showing “Record Not Found” Error Problem: Khasra/Plot number entered returns no data. Solution: Cross-check the number with the seller’s original documents. Try alternate search by owner name. The record may be under a different village code — contact the local Patwari or Tehsildar for the correct code. Also try the offline option at the Tehsil office.

3. OTP Not Received for Portal Login Problem: Aadhaar-linked OTP not delivered during registration on state portals. Solution: Ensure your mobile number is linked to Aadhaar. Verify via https://myaadhaar.uidai.gov.in → “Verify Aadhaar” → “Update Mobile.” If not linked, visit nearest Aadhaar Seva Kendra. Alternatively, use DigiLocker (https://digilocker.gov.in) to access some land documents.

4. Encumbrance Certificate Shows Active Loan Problem: EC reveals an existing mortgage or loan against the property. Solution: Do NOT proceed with the purchase until the seller provides a “No Objection Certificate” (NOC) from the lending bank confirming full loan repayment. Verify loan closure on CERSAI (https://cersai.org.in) independently after the seller claims repayment.

5. Property Shows Government Acquisition or Dispute in Records Problem: Land records indicate the land is under court dispute, forest land, or government acquisition/notification. Solution: Check the local District Court’s cause list at https://districts.ecourts.gov.in for any active cases. Contact the District Collector’s office to confirm acquisition status. Avoid purchasing such property without legal counsel.

---

Official Helpline Numbers and Contact

For state-specific grievances, you can also file a complaint on the CPGRAMS (Centralised Public Grievance Redress and Monitoring System) portal: https://pgportal.gov.in

---

Quick Summary Checklist Before Buying

Before finalising any property purchase, verify the following online:

• RoR/Khatauni confirms seller as current registered owner ✓
• Mutation records are updated in seller’s name ✓
• No active loan or mortgage on CERSAI ✓
• Encumbrance Certificate shows clear title for last 30 years ✓
• No court case on eCourts portal ✓
• RERA registration valid (for builder properties) ✓
• No government acquisition/notification on Collector’s records ✓

---

This information is compiled from official Government of India portals including DILRMP (dilrmp.gov.in), UIDAI (uidai.gov.in), CERSAI (cersai.org.in), NIC Bhulekh, and respective state revenue department portals as of February 2026. Always verify on the official state portal for the latest updates, as portal URLs and processes are subject to change. For legal disputes or complex title issues, consult a registered property lawyer.