Land owners in Punjab can view Punjab land record online, using the Punjab Land Records Society or PLRS web portal. PLRS Punjab provides a host of services that citizens can access, including access to Jamabandi Punjab and Bhulekh Punjab. People can also visit Sukhmani Centers to get details about their property offline.
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Key terminologies
| Term | Meaning |
| Jamabandi | Record of Rights (RoR) detailing land ownership, cultivation, and revenue details. |
| Fard | A copy of land records, often synonymous with Jamabandi, providing details like owner names, land area, and payable taxes. |
| Khasra | A unique plot or survey number assigned to a specific land parcel, detailing its area and boundaries. |
| Khewat | An account number assigned to landowners, grouping their entire landholdings in a village. |
| Khatauni | A register of all landholdings cultivated by a tenant or owner, detailing the specific plots under their cultivation. |
Which land record is used when? A simple guide for property owners
While Punjab land records include terms like Jamabandi, Khasra, Fard, and Roznamcha, knowing their specific purpose and legal utility helps avoid confusion during property transactions, disputes, or documentation.
Here’s a quick breakdown:
| Record Type | Purpose | When to Use |
| Jamabandi (Record of Rights) | Shows land ownership, type of land, and cultivators | Use this as proof of ownership for loans, registry, or partition cases |
| Fard (Extract of Jamabandi) | Certified copy of Jamabandi | Required during property sale, bank loan, or mutation |
| Khasra | Unique plot number with area and boundary details | Useful for identifying specific land on a map or during demarcation |
| Khewat / Khatauni | Account of landholders and cultivators | Used to group land parcels belonging to one family or individual |
| Mutation Record | Records change of ownership | Critical for proving legal transfer post-sale, inheritance, or gift |
| Registry Deed | Official sale/transfer document registered under Registration Act | Treated as legal evidence of ownership, especially in title disputes |
| Roznamcha | Daily administrative log of changes, complaints, or revenue actions | Important for checking recent orders, objections, or government claims |
Tip: For most legal and financial transactions, a certified Fard copy along with updated mutation and sale deed are required. For land demarcation or boundary issues, use the Khasra number along with a cadastral map.
What is Jamabandi Punjab?
Jamabandi is among the many colloquial terms that are used to describe records of land rights in India. The term Jamabandi is more commonly used in northern states such as Punjab, Haryana and Rajasthan. The term is also used in states like Bihar and Himachal Pradesh. Land management agencies in these states maintain online and offline jamabandi registers, which provide information about the land, the owners and the cultivators, etc. You can check jamabandi record in Punjab at jamabandi.punjab.gov.in.
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Punjab land records main facts
| Entity | Punjab Land Record Society (PLRS) |
| Owned by | Punjab government |
| Official website | https://jamabandi.punjab.gov.in/ |
| Online services available | · Cadastral maps
· Jamabandi · Fard · Roznamcha · Registry Deed · Nakal verification · Mutation records · Property tax records · Court cases related to land disputes · Water connection detail · Sewage connection detail |
How to check Jamabandi online in Punjab?
Step 1: Log on to http://plrs.org.in/ and click on the ‘Fard’ button to check Jamabandi Punjab.
Step 2: On the following page, click on the ‘Jamabandi’ tab and then select one option among ‘Owner Name Wise’, ‘Khewat No.Wise’, ‘Khasra No.Wise’ and ‘Khatauni No.Wise’.
Not sure which option to choose? Here’s how to begin
If you’re checking Punjab land records online for the first time and are unsure which search method to use, here’s a quick guide:
- Owner Name Wise: Use this if you know the landowner’s full name. This is the easiest and most beginner-friendly option.
- Khasra Number Wise: Choose this if you have old property papers or sale deeds that mention the land’s plot number.
- Khewat Number Wise: Best used when you have formal revenue documents from Patwari or Tehsil office that list ownership accounts.
Khatauni Number Wise: Use this when you are verifying cultivated land held by a tenant or family under a shared ownership record.
Land Record By Owner Name
Step 1: Copy and paste the following link in your browser to check Punjab Jamabandi by owner name:
https://jamabandi.punjab.gov.in/Default.aspx
Step 2: From under the Jamabandi option, select Owner Name Wise.
Step 3: Fill details like district, tehsil, village and year, and click on Set Region.
Step 4: Click on Owner Name Wise option on the new page.
Step 5: Provide owner name. Click on View Owner Relation.
Last step: Jamabandi details would appear on the page. The copy will have every detail including pending court cases, if any.
Punjab land record By Khasra number
Step 1: Copy and paste the following link in your browser to check Punjab Jamabandi by owner name:
https://jamabandi.punjab.gov.in/Default.aspx
Step 2: From under the Jamabandi option, select Khasra Number Wise.
Step 3: Fill details like district, tehsil, village and year, and click on Set Region.
Step 4: Click on Khasra Number Wise option on the new page.
Step 5: Select Khasra Number and enter captcha.
Last step: Jamabandi details would appear on the page. The copy will have every detail including pending court cases, if any.
Punjab land record by Khewat number
Step 1: Copy and paste the following link in your browser to check Punjab Jamabandi by owner name:
https://jamabandi.punjab.gov.in/Default.aspx
Step 2: Click on Khewat Number Wise option on the new page.
Step 3: Select Khewat Number and enter captcha. Click on View Report.
Last step: Jamabandi details would appear on the page. The copy will have every detail including pending court cases, if any.
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Punajb land record by Khatauni number
Step 1: Copy and paste the following link in your browser to check Punjab Jamabandi by owner name:
https://jamabandi.punjab.gov.in/Default.aspx
Step 2: Click on Khatauni Number Wise option on the new page.
Step 3: Select Khatauni Number and enter captcha. Click on View Report.
Last step: Jamabandi details would appear on the page. The copy will have every detail including pending court cases, if any.
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Check land record by mutation number
To view land records using a mutation number, follow these steps:
- Visit the Jamabandi Mutation page.
- Select your District, Tehsil, Village, and Year from the drop-down menus.
- Under Type of Nakal, choose ‘Mutation’.
- Click on ‘Mutation No. Wise’.
- Select the relevant Mutation Number from the list to view the record.
Check land record by rapat number
To check land records using a Rapat number, follow these steps:
- Visit the Jamabandi Punjab website and select your District, Tehsil, Village, and Year.
- Choose the Type of Nakal as ‘Roznamcha’ to proceed—you’ll be redirected to the Punjab Government’s portal.
- Select ‘Rapat No. Wise’, then choose the appropriate Year and enter the Rapat Number.
- Click on ‘View Report’ to access the land record details.
Check land record by vaseeka number, mutation request number, or transaction number
To access Punjab land records using Vaseeka, Mutation Request, or Transaction Numbers, follow these steps:
- Visit the Punjab Land Records portal and enter your District, Tehsil, Village, and Year.
- Select the type of nakal as ‘mutation after registry’ to proceed.
- For vaseeka number:
- Choose the relevant Vaseeka Number from the list.
- Enter the Registration Date and click ‘Submit’ to view the land record details.
- For transaction number:
- Go to the Jamabandi section, select ‘Transaction Number’, enter the number, and click ‘Submit’.
- For mutation request number:
- In the Jamabandi section, choose ‘Mutation Request Number’, input the number, and click ‘Submit’ to view the status.
Verifying legal ownership for property transactions
Before buying or selling any property in Punjab, verifying the legal ownership is crucial to avoid fraud or disputes. Here are the key steps and documents to confirm rightful ownership through the PLRS portal:
1. Get a certified copy of Fard
- Fard is the official land ownership document containing details of current owners, share percentage, and land type.
- Visit jamabandi.punjab.gov.in and search by owner name, Khewat number, or Khasra number to view the Fard.
- For legal transactions, get a certified copy of the Fard from the local Fard Kendra or Sukhmani Center. This is considered legally valid proof in courts and registration offices.
2. Check mutation status
- Mutation reflects whether the property has been officially transferred to the current owner through sale, inheritance, or gift.
- On the PLRS portal, use the ‘Mutation No. Wise’ or ‘Mutation Date Wise’ option under the ‘Fard’ section.
- If mutation is pending, the property may still be legally in the name of the previous owner.
3. Verify court case history
- Use the ‘Court Case’ tab on the PLRS portal by entering Khasra/Khewat numbers.
- This will show any active land disputes or litigation, which may prevent immediate sale or transfer.
4. Cross-check registry details
- Use the ‘Registry Deed’ section to search by seller name, buyer name, or registration number.
- This helps verify if the sale deed exists and is officially recorded.
5. Check for recent Roznamcha entries
- Roznamcha entries (daily transaction diary) include administrative actions or disputes affecting the land.
- Look under the ‘Roznamcha’ section and search by Rapat No. Wise or Waqiati No. Wise.
6. Confirm map alignment (optional but recommended)
- Use the ‘Cadastral Map’ feature to verify that the physical land matches the described plot boundaries.
Which land record holds legal primacy?
Understanding the hierarchy among various land records is essential when validating ownership or resolving disputes. Each document serves a different legal purpose, and their evidentiary value varies depending on the context.
- Jamabandi is the Record of Rights maintained by the revenue department. It reflects the name of the current landholder, type of land, cultivators, and revenue details. However, it may not always reflect the most recent sale or transfer unless the mutation has been updated.
- Registry Deed (Sale Deed) is the legally binding document that confirms ownership transfer between a buyer and a seller. It is executed at the Sub-Registrar’s office under the Registration Act, 1908. However, it alone does not update revenue records unless a mutation is filed and approved.
- Mutation Record bridges the gap between registration and revenue records. It ensures that the change in ownership from the registry is reflected in the official Jamabandi. Without mutation, the Jamabandi continues to show the previous owner.
Legal interpretation:
Courts assess these documents based on the type of dispute:
- For title disputes, registered sale deeds carry more weight.
- For possession or revenue-related matters, Jamabandi and mutation records are more relevant.
- In inheritance cases, mutation entries and legal heirship documents are critical.
Buyers should always cross-check all three documents—Jamabandi, Registry, and Mutation—to confirm rightful ownership before entering a transaction.
How to verify title ownership and encumbrances using PLRS?
When purchasing land in Punjab, it’s essential to verify not just the current ownership but also whether the land is free from legal or financial liabilities. While the PLRS portal provides a convenient way to access land records, its utility for a complete title search and encumbrance verification has certain limitations.
Does PLRS show past owners?
The Jamabandi records available on PLRS primarily reflect current ownership and changes from the most recent revenue cycle. It may also display limited historical ownership details, especially if the mutation has been updated. However, it is not a full chain-of-title document, and past ownership beyond one or two cycles is generally not shown online.
Can bank mortgages or liens be seen on PLRS?
If a property is mortgaged to a bank or financial institution, such encumbrances may not always be reflected in the online Jamabandi or Mutation records. While some registered charges may appear, buyers should not rely solely on PLRS for this. A formal Encumbrance Certificate (EC) or a non-encumbrance certificate issued by the Sub-Registrar Office is the more reliable way to check if a property has any legal or financial burdens.
Role of the Encumbrance Certificate (EC) in Punjab
The EC provides a verified statement of all transactions registered against a property for a defined period, including mortgages, leases, sale deeds, and court attachments. In Punjab, this certificate can be requested offline at the concerned Sub-Registrar Office or via NGDRS Punjab, if integrated.
Best practice for buyers:
- Cross-check the PLRS Jamabandi with the latest mutation entries
- Apply for a certified Fard copy with QR code for official use
- Obtain an Encumbrance Certificate from the Sub-Registrar Office
Physically verify with the Patwari or Tehsildar for manual entries not updated online
What to check before buying land in Punjab
Before finalizing a land purchase, it’s essential to review specific details in the land records to avoid legal or financial complications. Here’s a checklist of what to verify using the PLRS portal:
1. Ownership authenticity (Fard)
- Ensure the seller’s name matches the current owner listed in the certified Fard copy.
- Check ownership share—some plots are held jointly, and all co-owners must consent to the sale.
2. Mutation status
- Confirm that the property has been mutated in the seller’s name. If not, the ownership may still legally belong to the previous party.
- Pending mutations can delay loan approvals and sale deeds.
3. Court case history
- Use the ‘Court Case’ tab on PLRS to check if any litigation is pending on the Khasra or Khewat number.
- Ongoing disputes, partition suits, or stay orders can halt transactions.
4. Roznamcha entries
- Review daily diary (Roznamcha) entries for administrative remarks such as land acquisition notices, encroachments, or objections.
5. Land type classification
- Ensure the land is not agricultural (if you’re buying for residential/commercial use), or marked as government/reserved land.
- Check the land’s status in the Jamabandi and verify if any restrictions (e.g., for SC/ST land, Panchayat land) apply.
6. Plot size and boundaries
- Cross-check the Khasra details with the cadastral map to ensure the plot area and boundaries align with what’s being sold.
7. Collector rate and stamp duty liability
- Confirm that the deal value is not below collector rate, or it won’t be accepted for registration.
- Use the PLRS ‘Collector Rate’ tool to determine applicable stamp duty and registration charges.
How to check land records (Fard) online on PLRS?
Step 1: Log on to http://plrs.org.in/ and click on the ‘Fard’ button to check Punjab land record on PLRS. On the page that now appears select the ‘Integrated Property’ tab.
Step 2: All the details of the property would appear after you enter required fields including location, Khasra number and property registration number.
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How to check Fard request status on PLRS?
Step 1: Log on to http://plrs.org.in/.
Step 2: Click on the ‘Fard’ button to check Fard Request on PLRS.
Step 3: On the next page, click on the ‘Fard Request Status’ tab.
Step 4: Enter your Fard Request ID and click on search.
Beware of forged land records
Forged Fard copies and illegal mutations are increasingly common, especially in disputed, inherited, or absentee-owner properties. Always cross-check any land document shared by agents or sellers—especially PDFs sent via WhatsApp.
To verify authenticity:
- Use the Nakal Verification feature on the PLRS portal.
- Visit your nearest Fard Kendra or Tehsil office for physical confirmation.
- Avoid relying solely on unofficial or handwritten copies.
This step is crucial to prevent fraud, especially before purchase, mutation, or litigation.
How to get Punjab bhunaksha (land map)?
Step 1: Visit the official website .Now, you will find the option Cadastral Map on the home page. Click on it.
Step 2: You can now choose the name of your district, tehsil and village from the dropdown menu to find village map.
Step 3: After you provide the information, the village map will be visible on your screen.
You can view the enlarged version of the map by clicking on it. Scroll up and down to view the full map.
How to check court orders on PLRS?
Step 1: Log on to http://plrs.org.in/ and click on the ‘Fard’ button. Now select the ‘Court Case’ tab from the list under ‘Home’.
Step 2: Fill in the district name, tehsil name, village name, Khewat and Khasra numbers to get the details.
How to find mutation details on PLRS?
Step 1: Log on to http://plrs.org.in/and click on the ‘Fard’ button. On the page that now appears select the ‘Mutation’ tab.
Step 2: Select from the options ‘Mutation Date Wise’ or ‘Mutation No.Wise’ to get details.
Step 3: The details will appear on the screen after you hit the View Report tab post filling in the details.
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Common reasons why mutation requests get rejected
Many property buyers and legal heirs in Punjab face delays or rejections when applying for mutation due to avoidable documentation errors. Here are the most common reasons:
- Pending court cases: If the land is under litigation or a stay order, mutation is put on hold until the legal matter is resolved.
- Missing succession documents: Inheritance-based mutations require death certificates, legal heir certificates, or registered wills. Absence of these leads to rejection.
- Incorrect or outdated registry details: Mismatches in name spellings, survey numbers, or outdated sale deed entries often cause mutation denial.
- Unregistered Power of Attorney (PoA): If mutation is based on a PoA, it must be properly registered and adjudicated.
- Unpaid dues or encumbrances: If there are unpaid property taxes or outstanding loans, the mutation may be refused until they are cleared.
How to find daily land transaction details on PLRS website?
Step 1: Log on to http://plrs.org.in/ and click on the ‘Fard’ button. On the page that now appears select the ‘Roznamcha’ tab.
Step 2: You now will have to select ‘Rapat No. Wise’ or ‘Waqiati No. Wise’ to proceed. After you make that selection, select a year from the dropdown and ‘Type of Rapat’ and ‘Rapat number’. Now click on ‘View Report’.
Step 3: The following page would show you the details.
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How to apply for correction in land records in Punjab?
Step 1: Log on to http://plrs.org.in/ and click on the ‘Fard’ button. On the page that now appears select the ‘Correction in Record’ tab from under the ‘Home’ Button.
Step 2: Fill in all the property related and personal details for your correction request and hit ‘Submit’.
How to view property tax register online in Punjab?
Step 1: Visit the official website. Now, you will find the option Property Tax Register on the home page. Click on it.
Step 2: Now provide Location Name and Property ID/Registration Number. And then, click on the Search option.
How to do Punjab nakal verification on PLRS?
Step 1: Visit the official website. Now, you will find the option Nakal Verification. Click on it.
Step 2: Now select details like district, tehsil, From date and To Date to do nakal verification.
How to check Punjab registry deed on PLRS?
Step 1: Visit the official website. Now, you will find the option the Registry Deed. Click on it.
Step 2: Now choose district and tehsil. You will get the option to search by:
Seller name
Buyer name
Khewat number
Registration number
Registration Date
Provide details of any of the 5 options.
Step 3: The registry details will be displayed on your screen.
How to check Punjab water connection/ sewage connection details on PLRS?
Step 1: Visit the official website. Now, you will find the option the Water Connection/Sewage Connection Detail on the home page. Click on it.
Step 2: Now select the ULB (urban local body) by choosing the district from the list. You have the option to check Water Connection Detail and Sewage Connection Detail. Click on the option applicable to you.
Step 3: You will be redirected to a new page, where you will have to provide
If want water connection details
Water Consumer Number, or
Application Number
If want sewage connection details:
Consumer Number, or
Sewage Application Number
Choose the option applicable to you. The details will then be visible on your screen.
How to apply for correction in Punjab jamabandi?
Step 1: Log on to http://plrs.org.in/.
Step 2: Click on the ‘Fard’ button to check Fard Request on PLRS.
Step 3: Click on the Correction in Record option towards the bottom of the page.
Step 4: Provide all the details and click on Submit.
How to check land records on Jamabandi Punjab app?
From Google Playstore, download Punjab Land Records- PLRS Jam app on your mobile to check land records. Once the app is installed, go to ‘Land Records’. You can now check your Land Records on Jamabandi Punjab App.
How to check Jamabandi offline in Punjab?
Punjab residents can get a copy of the Jamabandi from any Fard Kendra in the state. Earlier, landowners could only obtain a copy from the Fard Kendra of their respective areas.
How can NRIs check land records in Punjab?
Non-Resident Indians (NRIs) who own land in Punjab can access their land records without being physically present. Here’s how they can do it remotely:
- Online access via PLRS: NRIs can use the PLRS portal or the Punjab Land Records mobile app to check Jamabandi, mutation status, registry deeds, and cadastral maps by entering Khewat, Khasra, or owner details.
- Certified copies via representatives: If a certified Fard copy is needed for sale, loan, or litigation, NRIs can authorise a local representative (friend, family member, or lawyer) to collect it from a Fard Kendra or Sukhmani Center.
- Use of PoA (Power of Attorney): For sale, partition, or legal action, NRIs can issue a Power of Attorney attested by the Indian embassy or consulate in their country of residence. This must be adjudicated in India before use.
- Email or video call verification: Some district authorities allow verification of identity or representation over official email or video calls for NRIs under special circumstances.
Steps to obtain land records offline at Sukhmani centers
To obtain land records offline in Punjab, citizens can visit Sukhmani Centers, which are established to provide various government services, including land record access.
Step 1: Locate the nearest sukhmani center
Identify the closest Sukhmani Center in your district or tehsil.
Step 2: Prepare required documents
Identity Proof: Valid ID such as Aadhaar Card, PAN Card, or Voter ID.
Property Details: Any available documents like the sale deed, previous Jamabandi (record of rights), or mutation records.
Step 3: Visit the sukhmani center
Go to the center during working hours.
Collect the application form for obtaining land records.
Step 4: Complete the application form
Fill in the necessary details, including personal information and specifics of the land record required.
Step 5: Submit the application
Submit the completed form and the required documents to the designated official at the centre.
Step 6: Pay applicable fees
Inquire about the processing fee for obtaining the land record.
Pay the fee at the designated counter and obtain a receipt.
Step 7: Processing time
The official will inform you of the required time to process your request.
Step 8: Collect the land record
Return to the Sukhmani Center on the specified date to collect the certified copy of the land record.
Note: The specific requirements and fees may vary based on the type of land record requested and the policies of the local administration. It is advisable to contact the Sukhmani Center beforehand to confirm the necessary documents and applicable charges.
Sukhmani Centers vs Fard Kendras: Where should you go?
In Punjab, both Sukhmani Centers and Fard Kendras offer offline access to land-related services, but their roles, services, and availability differ. Understanding which one to visit can save you time and effort.
🔹 Fard Kendras
- Purpose: Dedicated centers specifically for land record services like obtaining certified copies of Jamabandi, Fard, and mutation records.
- Services offered:
- Certified copies of Jamabandi, Khasra, Khewat, and mutation records
- Updates to land records
- Nakal verification
- Availability: Typically located at tehsil offices or district land revenue offices.
- Ideal for: When you need official, certified land record documents for legal, loan, or sale purposes.
🔹 Sukhmani Centers
- Purpose: Citizen service centers offering multiple government services under one roof, including land records.
- Services offered:
- Access to Jamabandi and Fard records
- Correction requests for land data
- Other services like birth/death certificates, utility bill payments, caste certificates, etc.
- Availability: Found across districts and tehsils; more accessible in rural and semi-urban areas.
- Ideal for: General land record viewing or applying for corrections along with other administrative services.
Tip:
- Visit a Fard Kendra if you only need land records quickly and officially.
- Choose a Sukhmani Center if you’re handling multiple government services in one visit or you’re located far from the tehsil.
Punjab land records: Facts
The British introduced the land-mapping work in India, which included inclusion of water bodies, areas of strategic importance, living quarters, etc., along the landscape. With an aim to increase land revenue, they also tried to make shifting settlers into permanent farmers. Land records in India were first introduced by the British and they continued to be in the same form (i.e., physical documents) till recently, including in Punjab.
What is fard?
Fard is a copy of land records, carrying details, such as the name of the owners, the shares of the owners, the names of the cultivators, the area of the land, the rent and revenue and other cess payable on the land, etc.
What is Khasra?
The khasra number is actually a plot or survey number, given to a particular piece of land in villages. A khatauni number is given to a set of cultivators who cultivate certain portions of the land falling under various khasra numbers. Khewat and khata numbers are the same thing and provide details about the owners and their total landholding.
What is collector rate?
While land is a state subject in India, district administrations are responsible for fixing a standard rate for land and other properties across the city, below which a transaction cannot be registered in the government’s records. This value is known by names such as collector rate, circle rate and district collector rate.
This means that if the worth of a property is Rs 50 lakhs, according to government-fixed collector rates, you can not register this property for a value less than Rs 50 lakhs, even if the seller has agreed to take only Rs 45 lakhs as the transaction amount from you.
How to check collector rates of PLRS?
Home buyers can also check the collector rates in their city using the PLRS website. For this, click on the ‘collector rate’ tab on the main website. On the following page, click on the city for which you need to find out the collector rate. You can check the collector rates in various cities of Punjab by clicking on the official link here.
Punjab stamp duty and registration charges
Listed below are the stamp duty and registration charges in Punjab on property registration:
| Single ownership | Stamp duty | Registration charge |
| Man | 7% | 1% |
| Woman | 5% | 1% |
| Joint ownership | ||
| Man + woman | 6% | 1% |
| Man + man | 7% | 1% |
| Woman + woman | 5% | 1% |
See also: Dharani portal
PLRS contact information
Room No 3, Floor-4, Punjab Civil Secretariat, Sector-1, Chandigarh-160001
Contact No 0172-2742242, 2748469
Email: revenuecommissionpb@gmail.com
PLRS FAQs
What is Punjab Land Records Society?
Punjab Land Records Society (PLRS) is the online portal to manage land records in Punjab.
Where to find online copy of fard in Punjab?
Online copy of fard can be accessed on Punjab Land Records Society (PLRS) website.
What is Jamabandi?
Records of rights in India are known as jamabandi in some states.