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What is a Land Record

By Tata Capital
14 December 2025
9 mins read
2034

For a long time, India has followed different versions of traditional land record systems. Land records in India form the framework of land administration and are very important in property dealings and legal matters.

However, traditional systems for managing land records present several challenges. Issues such as the lack of standardisation, language barriers, and prevalent corruption often complicate land ownership details. Recently, there have been efforts by the government of India to modernise, digitise and standardise land records across the country.

In this blog post, we discuss land records, the shift towards digitalisation and how you can access your land records.

What is a Land Record?

Land records or property records are interchangeable terms that are used to describe various types of documentation related to land. These could be documents about land ownership details, land rights, geological features, economic aspects and more.

A land record is used for many purposes including legal land sales and agricultural planning. Land registration documents are considered the most reliable sources of information such as the size, soil type and suitability for different uses.

In India, land records and related terms go by different names in different states. Some of the common terms you might encounter across Indian states include:

1. Bhulekh: Predominantly used in northern states, ‘Bhulekh’ refers to written records of land.

2. Khata: This term, found in many states, represents an account or ledger related to a specific piece of land.

3. Jamabandi: Typically used in Punjab, Haryana, and Himachal Pradesh, ‘Jamabandi’ denotes a record of rights and is often used during land assessment and collection of land 4. revenue.

4. Khasra: A term used mainly in northern India, ‘Khasra’ is a survey number given to a particular piece of land.

5. Khatauni: Found in states like Uttar Pradesh, this term refers to a document containing all the Khasra numbers and their corresponding details within a village.

Also, read – Everything You Need to Know About Haryana Land Records

Types of Land Records in India

In India, there are many different documents that fall under the category of land records. The key types of land records include:

1. Register of Lands: This is a basic record that lists all the land parcels in a particular area. It includes essential details like the location, size, and type of land. This register is fundamental for understanding the layout of land ownership in a region and is a starting point for any land-related inquiry.

2. Record of Rights (RoR): The Record of Rights details the rights of individuals or entities over a particular piece of land. This includes information about the owners, tenants, mortgages, leases, and other rights. RoR is critical for establishing legal ownership and is frequently referenced in legal disputes.

3. Mutation Register: This document records changes in ownership and other details in the land records. Whenever a property is sold, inherited, or transferred in any way, the transaction is recorded in the Mutation Register. This ensures that the land records are up-to-date and reflect the current state of ownership.

4. Tenancy and Crop Inspection Register: This register contains information about the crops grown on a piece of land and its tenancy arrangements. It’s essential for agricultural planning and for resolving disputes related to tenancy rights.

5. Disputed Cases Register: As the name suggests, this register logs any disputes or litigation involving a piece of land. It helps in tracking ongoing legal issues and is crucial for resolving land-related disputes.

7. Survey and Settlement Records: These include detailed surveys and maps of land parcels, showing their boundaries and physical features. These records are vital for resolving boundary disputes and for urban planning and development activities.

8. Land Improvement Records: These documents detail any improvements or developments made on a land parcel, such as construction, irrigation systems, or soil conservation measures. They are important for assessing the value and utility of the land.

Also, read – Bhulekh Rajasthan Land Records

Common Land Document Terms Across States

When you begin checking land documents online, multiple naming conventions across states can create confusion. Here are the most widely used land document terms that will help you read common land records confidently and verify property details without misinterpretation.

Term (What it is)	Commonly Used As	Alternative Names
Khata (Property tax and assessment record)	Khata (Karnataka, Telangana)	Property account extract (various states)
Khasra (Unique survey number for land parcel)	Khasra (UP, MP, Bihar)	Dag Number (Assam), Survey Number (urban states)
Khatauni (Village cultivator ledger)	Khatauni (UP, Bihar)	Namuna 8A (Maharashtra), Adangal (AP/TN)
Patta (Ownership certificate issued by govt.)	Patta (TN)	ROR extract (multiple states)
Jamabandi (Record of Rights with ownership & tenancy details)	Jamabandi (Punjab, Haryana, HP)	ROR (Maharashtra), Pahani (Karnataka)
Bainama (Sale deed for transfer of ownership)	Bainama (North India)	Sale Deed (All India)
Nakal (Copy of land record extract)	Nakal (Rajasthan, Gujarat)	Fard (Punjab/Haryana), ROR print (TN)

The National Land Record Modernisation Programme (NLRMP)

Also, read – How to Check Punjab Land Records?

The National Land Record Modernisation Programme (NLRMP) in India is a Government initiative that aims to overhaul the traditional land record system and address prevalent challenges. The key objectives of this initiative are:

1. Making records accessible online for transparency and ease of access.

2. Combining written records with maps for a comprehensive understanding of land parcels.

3. Ensuring that land records reflect current ownership and other changes.

4. Mitigating legal disputes over land by providing clear and up-to-date information.

The implementation of the NLRMP involves a multi-faceted approach. It includes the computerisation of land records, digitisation of maps, and upgrading survey and settlement records. This modernisation effort extends to the integration of the land record system with other related departments, creating a more cohesive and efficient administrative framework.

Also, read – JK Land Records: Everything You Need to Know

Step-by-Step Guide to Land Registration Process

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The land registration process legally transfers property ownership from the seller to the buyer. Following the right sequence helps you register land step by step without delays or compliance issues.

Step 1: Draft the sale agreement and finalise terms such as price, payment timeline, and responsibilities of both parties.

Step 2: Gather all required documents (identity proofs, sale deed, tax receipts, and title records) for submission.

Step 3: Visit the Sub-Registrar’s Office with the seller and witnesses to verify documents, pay stamp duty, and registration charges.

Step 4: Sign the registered deed in front of the Sub-Registrar, after which the document is officially stamped and handed over .

Also, read – Your Guide to Bihar Bhumi: Access Bihar Land Records Online

Important Documents Required for Land Registration

Before registering a property, keep all land registration documents ready to prevent objections or delays. The list below covers the most commonly required property papers in India:

– Original sale deed

– Seller’s title deed and previous ownership chain

– Identity and address proof of buyer and seller

– Stamp duty and registration fee receipt

– Property tax receipts and encumbrance certificate

– Approved layout or building plan (if applicable)

– Photographs and ID proof of two witnesses

Also, read – ILRMS Assam Land Record Online

How to Access Digital Land Records?

The Government’s effort to digitise land records means that now you can access your property records online from anywhere at any time. This is how you can go about it:

Step 1: Identify the specific state portal for land records. Each state in India has its unique portal for land records, such as ‘Bhulekh’ for Uttar Pradesh or ‘AnyROR’ for Gujarat.

Step 2: Visit the official land record website of your respective state. The portal’s homepage typically provides options for various types of land record searches.

Step 3: Select ‘View Land Record’, ‘Check RoR’, or similar options depending on the state’s portal.

Step 4: Enter the required details, including district, tehsil, village, and specific land or property identifiers like survey number or owner’s name.

Step 5: Submit your query.

Step 6: The land record details will be displayed on the screen. In some cases, you might have options to download or print the document.

Also, read – Manipur Land Records: What You Need to Know?

How to Correct Errors or Update Your Land Documents

Names, measurements, and ownership details can sometimes be incorrectly recorded in digital or physical land records. You can update land documents by submitting a correction request to the local revenue office or state portal.

Most states allow you to correct land records by uploading the supporting documents (Aadhaar, sale deed, tax receipts, or court order) and tracking the status online.

For legal corrections such as name changes, inheritance updates, or title transfer, the land document correction process may require mutation along with verification from the registrar or Tehsildar. Getting this done ensures your property records match actual ownership and prevent disputes later.

Also, read – First-time home buyer guide in India

State-wise Official Land Record Portals in India

You can now verify official land records India online through secure websites launched by state revenue departments. These state land record portals allow you to view ownership details, encumbrance status, maps, and mutation history, making property checks easier.

State	Portal Name
Uttar Pradesh	Bhulekh UP
Maharashtra	Mahabhulekh
Karnataka	Bhoomi
Tamil Nadu	Patta Chitta
Gujarat	AnyROR
Telangana	Dharani
Andhra Pradesh	Meebhoomi
Rajasthan	Apna Khata

Also, read – Home Loan Disbursement Process: A Complete Guide

Legal Importance of Land Documents for Home Loans & Property Transactions

Before approving a loan or sale, lenders and authorities carefully review land documents. Land documents legally protect you from disputes and ensure the property is finance-worthy.

For Home Loans

Lenders insist on reviewing key property papers for home loans such as the Sale Deed (proof of ownership transfer), Title Deed (legal ownership history), Encumbrance Certificate (confirmation of zero legal/financial claims), and Property Tax Receipts (proof of updated dues). These records assure lenders that the property is legally sound and mortgage-worthy.

For Property Transactions

Before you buy or sell land, land records for transactions such as the Mutation Certificate (updated ownership record), Approved Layout or Building Plan (compliance with development rules), and Khata/Patta (official land account extract) are essential. Together, these documents ensure smooth purchase, resale, registration, and loan approval.

In Conclusion

The modernisation of land records in India marks a significant leap towards enhanced governance and societal development. By transitioning to digital systems, these records have become more accessible, transparent, and reliable, drastically reducing the likelihood of disputes and corruption.

If convenience is your priority, you can now experience it even when it comes to home loans. Tata Capital’s commitment to customer convenience and the introduction of 100% digital application process ensures a hassle-free experience when you are looking to buy the perfect home for your family.

For more details on Tata Capital’s home loan offerings, you can visit the Tata Capital website or check out our home loan app today!

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FAQs

How to update the owner's name in land records?

You can update the owner’s name by applying for mutation through the local land revenue office or state land record portal. Submit supporting documents such as the sale deed, Aadhaar, ID proof, and proof of transfer to complete the update.

What is the importance of land documents for property ownership?

Land documents legally establish ownership, boundaries, and rights over a property. They are required for selling land, obtaining a home loan, resolving disputes, and validating inheritance or transfer of ownership.

Which authorities maintain land records?

Land records are maintained by state-level land revenue departments, including the Tehsildar, Patwari, or municipal record offices depending on the region. Each state has its own digital portal that reflects these records online.

Can two names be registered on one land document?

Yes, two or more names can be registered on a land document as co-owners. Each registered owner holds legal rights to the property and their respective shares are recorded in the land documents.

How to correct spelling mistakes in land documents?

You can correct spelling mistakes by filing a rectification request at the land revenue office or through your state’s land record portal. Supporting documents like Aadhaar, identity proof, and the original land deed must be submitted to validate the correction.

Which land record is used in home loans?

Banks typically ask for the Record of Rights (RoR), sale deed, and mutation records to verify ownership during the home loan process. These documents confirm legal possession, transfer history, and the absence of disputes on the land.

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