Digital land records: How to verify land titles online in your state

Verifying land ownership used to be a time-consuming process that involved multiple visits to government offices, manual record searches, and extensive paperwork. But with the Digital India Land Records Modernization Programme (DILRMP), most states have now digitized land records, making it easier and more transparent to verify property titles online.

Whether you’re a first-time homebuyer or a seasoned investor, this guide will walk you through how to verify land titles online in your state, what documents to look for, and why digital verification is essential for secure ownership.

 

Digital India land records modernisation programme (DILRMP)

The Digital India Land Records Modernisation Programme (DILRMP) was launched by the central government to clean up and simplify how land records are maintained across the country.

In the past, tracking down ownership documents or mutation records meant going through stacks of files and visiting multiple government offices. DILRMP aims to change that by digitising everything, from land ownership details and maps to property transfers and tying it all into a unified, online system.

Here’s what the programme sets out to do:

• Convert old land records into a digital format
• Keep ownership updates (mutations) in real time
• Link land records with Aadhaar and registration departments
• Make maps and ownership details accessible online
• Reduce fraud, confusion, and paperwork

 

Why is it important to verify land titles?

Before you invest your hard-earned money in any property, it’s important to verify the land title- it’s the only way to be sure you’re buying something that’s legally safe and truly owned by the seller. 

Confirms legal ownership: Ensure the person selling the property is the actual owner. A title check clears that up before you even think about signing anything.

Avoids legal mess later: If the property’s caught up in a dispute or someone else is laying claim to it, this will usually come up during verification.

Tells you if there’s debt attached: Sometimes land looks fine, but it’s tied to a loan or has money owed. 

Keeps you safe from getting scammed: There have been multiple incidents where properties got “sold” to more than one person. Checking the title helps make sure you’re not one of them.

 

General instructions for verifying land titles in any state

Most Indian states follow a similar pattern when it comes to checking land records online. While the design of each portal may vary, the core steps and required details are largely the same. Here is a list of details mandatory to access the portal that might be required for different types of services:

Survey number / Khasra number

A survey number or Khasra number is a unique identifier assigned by the government to a specific plot or parcel of land during official cadastral surveys. It serves as the primary reference for identifying land in revenue and property records. This number is typically recorded in the sale deed, mutation certificate, or land tax receipts, and can also be obtained from the local patwari or revenue office.

• This is a unique identifier for a specific land parcel, assigned during government land surveys.
• It is the primary detail used across all state portals to fetch land records.
• Where to find it: Sale deed, old land tax receipts, mutation certificates, or by visiting the local patwari/revenue office.

 Khata number (optional but useful)

• Also known as Account Number, this links multiple plots owned by a single individual or family.
• It improves search accuracy, especially in rural areas with common names.
• Where to find it: Found in land tax receipts, ROR documents, or older Jamabandi records.

Owner’s Name (Optional)

• Not always required, but helps filter records when the survey number is used across multiple villages.
• Make sure to enter the official spelling as recorded in legal documents.

 Location details (mandatory)

• You must select the District, Tehsil (Taluka), and Village where the land is situated.
• These help narrow down the database search to the correct geographical area.

ULPIN / Bhudhaar number (only in some states)

• In states like Andhra Pradesh and Telangana, land parcels have a unique digital ID (Bhudhaar or ULPIN).
• You can use this as an alternative to the traditional survey number if available.

Aadhaar number (not mandatory)

• Most states do not require Aadhaar to view land records.
• However, it may be useful for accessing mutation services, grievance redressal, or digital signing in some states.

 Captcha verification code

• Every portal requires you to complete a human verification step, usually a captcha, to prevent spam or misuse.
  
  

 

Documents required to check land records online

To avoid confusion and ensure accurate results while checking digital land records online, it’s wise to keep the following documents ready. Each plays a distinct role in verifying ownership, land boundaries, and mutation history. The following documents can help you fetch accurate records, verify ownership, and support mutation claims :

Sale deed or registry copy

The sale deed is the most important legal proof of ownership. It documents the transfer of property from the seller to the buyer, along with details such as:

• Seller and buyer names
• Survey/Khasra numbers
• Area and location of the land
• Amount paid and registration date

You can find your survey number, plot details, and sometimes even the khata number in this document.

Land tax receipt

This receipt proves that land revenue or property tax has been paid to the government. It helps:

• Verify the current owner’s name
• Confirm the land is not under litigation or dispute.
• Retrieve the Khata Number or survey number in some cases.

Tax receipts are especially useful in rural areas or when land hasn’t changed hands recently.

Mutation or inheritance certificate

A mutation certificate shows the change of ownership in land records, typically after:

• Sale or transfer
• Inheritance
• Gift or partition

Mutation records ensure that the land is updated in the revenue department’s name and are important for tax obligations and official recognition.

Previous record of rights (RoR) document

Also known as Jamabandi, this contains a detailed description of:

• Owner’s name
• Nature and extent of possession
• Type of cultivation (if agricultural land)
• Land classification, area, and rent

It’s a vital document for historical proof of ownership and is often required when correcting records or applying for loans.

Official correspondence from the patwari or the revenue office

If you’ve ever applied for land verification or changes in ownership, you might have letters, certified extracts, or inspection notes from the Patwari, Tehsildar, or Circle Officer. These documents are significant for the following reasons:

• Provide certified validation of ownership
• Can help retrieve survey or khata numbers
• Support any claims during disputes or mutation applications.

 

Common land record types across India

Across India, land records go by different names depending on the state. Here’s a quick guide to key terms you’ll come across:

• Khasra: Plot-specific land number in rural records (like a survey number).
• Khatauni: Family-wise or individual land holding register (details all plots held).
• RoR (Record of Rights): Legal record of ownership, rights, and liabilities.
• Adangal: Tamil Nadu/AP’s term for cultivation, usage, and tenancy details.
• 1-B Register: Revenue record summarizing ownership (used in Telangana & Andhra).
• Dag number: Equivalent of Khasra used in states like Assam, Manipur.
• Patta / Chitta: Unique to Tamil Nadu, combining ownership and land type.
• GIS mapping: (Geographic Information System Mapping):  GIS Mapping refers to the digital mapping of land parcels using satellite and geographic data. It links land ownership data with geo-coordinates, enabling precise visualization of plots.

 

Standard procedure for accessing land records across states

1. Visit the State’s Land Records Portal (Find links in the blog under the state-wise section).
2. Select your District, Tehsil/Taluka, and Village from the drop-down menus.
3. Enter one or more of the following:
   • Survey/Khasra number ( always required)
   • Khata number (optional in many states)
   • Owner’s name (optional)
4. Complete captcha verification.
5. Submit and view the land record summary: ownership details, area, plot size, mutation status, and historical changes.
6. Download digitally signed copies, if the state offers this service (e.g., Telangana, Karnataka, Maharashtra).
7. Some states also provide:
   • Cadastral maps (plot boundaries)
   • Online mutation status
   • Encumbrance certificates (ownership and loan history)

Land record features by state (with Portal Names & Links)

Every state has its own way of managing land records online. While the features may vary, most portals let you check key details like ownership, plot numbers, and maps. Here’s a simple list of each state’s portal, what records you can find there, and where to access them : 

Andhra Pradesh

• Portal: MeeBhoomi – meebhoomi.ap.gov.in
• Key Records: 1-B (ownership), Adangal (land use), Field Measurement Book (FMB)
• Special Feature: Integration of Bhudhaar (unique land parcel ID)

 Arunachal Pradesh

• Portal: Land Settlement & Records – arunachalipr.gov.in
• Key Records: Manual Form-B, Form-X (limited online availability)
• Special Feature: Land records still mostly offline; digitization underway.

 Assam

• Portal: Dharitree – revenueassam.nic.in
• Key Records: Jamabandi (RoR), Mutation, Land Patta
• Special Feature: District-wise access to mutation and Jamabandi copies

 Bihar

• Portal: Bihar Bhumi – biharbhumi.bihar.gov.in
• Key Records: Khasra, Khata, Register-II
• Special Feature: Integration with the map and revenue court status

Chhattisgarh

• Portal: Bhuiyan & Bhunaksha – bhuiyan.cg.nic.in
• Key Records: Khasra (plot details), Khatauni (family holdings), Map View
• Special Feature: Real-time mutation status and land parcel reports

 Goa

• Portal: DSLR Goa – dslr.goa.gov.in
• Key Records: Form I & XIV (RoR equivalent), Form D (partition cases)
• Special Feature: Scanned survey plans available

Gujarat

• Portal: AnyROR@Anywhere – anyror.gujarat.gov.in
• Key Records: 7/12 Utara, 8A, Hissa
• Special Feature: Digitally signed land records, online mutation tracking

 Haryana

• Portal: Jamabandi – jamabandi.nic.in
• Key Records: Jamabandi (RoR), Mutation, Khasra Girdawari
• Special Feature: Integration with Deed Registration System

 Himachal Pradesh

• Portal: Himbhoomi – lrc.hp.nic.in
• Key Records: Shajra Nasab (genealogy), Jamabandi, Tatima
• Special Feature: Mutation and demographic mapping

 Jharkhand

• Portal: Jharbhoomi – jharbhoomi.nic.in
• Key Records: Khatian, Mutation Register
• Special Feature: GIS map view for land records

 Karnataka

• Portal: Bhoomi – landrecords.karnataka.gov.in
• Key Records: RTC (Pahani), Mutation Report
• Special Feature: Online revenue maps, survey sketch with GPS overlay

 Kerala

• Portal: E-Rekha – erekha.kerala.gov.in
• Key Records: FMB (Field Measurement Book), RoR
• Special Feature: Historic land ownership layers

 Madhya Pradesh

• Portal: MP Bhulekh – mpbhulekh.gov.in
• Key Records: Khasra, Khatauni, B1 Record
• Special Feature: GIS-enabled land mapping and case tracking

 Maharashtra

• Portal: Mahabhulekh – mahabhulekh.maharashtra.gov.in
• Key Records: 7/12 Utara, 8A, Ferfar (mutation)
• Special Feature: eCrop integration for crop declaration

 Manipur

• Portal: Loucha Pathap – louchapathap.nic.in
• Key Records: Dag Number, Patta, Mutation Register
• Special Feature: Search by landholder and map

 Meghalaya

• Portal: Meghalaya Land Records – meghalaya.gov.in
• Key Records: Tribal title systems (non-RoR), Settlement Registers
• Special Feature: Community-based land management (tribal customary)

 Mizoram

• Portal: eDistrict Mizoram – edistrict.mizoram.gov.in
• Key Records: Mutation & Ownership under eDistrict model
• Special Feature: Part of state’s single-window service

Nagaland

• Portal: Revenue e-Services – nagalandrevenue.nic.in
• Key Records: Limited to manual registers; digitization started
• Special Feature: Customary land ownership, verification via DC office

 Odisha

• Portal: Bhulekh Odisha – bhulekh.ori.nic.in
• Key Records: RoR, Plot Map, Mutation Status
• Special Feature: Land Revenue Court cases available online

 Punjab

• Portal: PLRS – plrs.org.in
• Key Records: Jamabandi, Mutation, Khasra
• Special Feature: Certified copies, deed history, integrated revenue services

 Rajasthan

• Portal: Apna Khata – apnakhata.raj.nic.in
• Key Records: Jamabandi, Girdawari, Mutation
• Special Feature: Real-time mutation status and print-ready RoR

 Sikkim

• Portal: LRMS – sikkimlrdm.gov.in
• Key Records: Ownership Details, Mutation Records
• Special Feature: GIS-based land ownership data

 Tamil Nadu

• Portal: TN e-Services – eservices.tn.gov.in
• Key Records: Patta, Chitta, Adangal
• Special Feature: UDR-integrated land database

Telangana

• Portal: Dharani – dharani.telangana.gov.in
• Key Records: 1-B, Pahani, Market Value Certificate
• Special Feature: ULPIN integration, mobile number updates

 Tripura

• Portal: Bhulekh Tripura – bhunaksha.tripura.gov.in
• Key Records: Khatian, Map View, Plot Info
• Special Feature: Cadastral maps linked with ownership details

 Uttar Pradesh

• Portal: UP Bhulekh – upbhulekh.gov.in
• Key Records: Khasra, Khatauni, Gata Number
• Special Feature: Revenue court case monitoring

 Uttarakhand

• Portal: Devbhoomi – devbhoomi.uk.gov.in
• Key Records: Khasra, Khatauni, Mutation Record
• Special Feature: Integrated land and demographic registers

 West Bengal

• Portal: Banglar Bhumi – banglarbhumi.gov.in
• Key Records: RoR (Khatiyan), LR Plot, RS Plot
• Special Feature: Pre-conversion and post-conversion land mapping

Union Territories

 

 Delhi

• Portal: dlrc.delhi.gov.in
• Key Records: Jamabandi, Parcel ID
• Feature: Integrated with DDA land-use

 Others (Ladakh, Chandigarh, etc.)

• Common Portals:
  • Chandigarh: chandigarh.gov.in
  • Ladakh & J&K: jkrevenue.nic.in
  • Status: Under NIC/Jammu cluster systems

 

What to do if records are missing or incorrect?

Many users face issues like missing records, wrong owner names, or survey mismatches. In such cases, here are a few suggestions that can help with rectification of the provided information:

• Visit your local Tehsildar or Patwari for manual validation
• Submit a correction application with supporting documents (e.g., sale deed, tax receipts)
• Use the Grievance Redressal section (available in states like UP, Telangana, Punjab)
• File a mutation request to update inheritance, sale, or gift transfer records

 

Housing.com POV

At Housing.com, we believe verifying land records online is essential for safe property buying. With most states digitizing land data, buyers can now easily confirm ownership, check for disputes, and reduce legal risks by accessing data online. This transparency protects you from fraud, speeds up decision-making, and builds long-term confidence.

We recommend every buyer cross-check land details on state portals before finalizing any deal, because secure property starts with verified land.

FAQs

Is online land record verification legally valid?

Yes, most Indian states now provide digitally signed Record of Rights (RoR) documents, which are accepted by banks, courts, and other legal authorities.

Can I view land records without a survey or Khasra number?

In some states, you can search using the owner's name or Khata number. However, the survey or Khasra number provides the most accurate results and is usually mandatory.

Are land records available in English?

Most portals offer records in both the regional language and English translation. However, the original version is generally considered the official document.

Is Aadhaar required to view land records online?

No, Aadhaar is not required for just viewing records. However, it may be needed for applying for mutation, downloading digitally signed documents, or lodging a grievance

Can NRIs check land records from outside India?

Yes, all major land record portals are accessible internationally. As long as you have key details like the survey number, district, and village, you can access the information online.

What should I do if the online record is incorrect or missing?

You should visit your local Tehsildar, Patwari, or Revenue Department office and file a correction application. Carry your original documents like the sale deed or mutation certificate, as proof.

What is the Encumbrance Certificate, and how is it different from RoR?

An Encumbrance Certificate (EC) shows whether the property is free from legal or financial liabilities, while the RoR confirms the ownership and land details. ECs are especially important when buying urban properties.

Are land records for leased or rented properties available online?

No, these portals primarily show ownership details. Lease or rental agreements are not part of government-maintained land records.

Can I download or print the land record?

Yes, most state portals allow you to download a copy of the RoR or mutation record. Some even offer digitally signed PDFs that can be used officially.

Do all Indian states have fully digitized land records?

Almost all states and union territories have made their basic land records available online under the Digital India Land Records Modernization Programme (DILRMP). However, the level of detail and services offered still vary by state.