Foundational Record of Rights (RoR) document across Northern and Central India (UP, MP, Bihar, Rajasthan, Haryana, Uttarakhand) comprising Khasra (plot survey details, crops, and land classification) and Khatauni (tenure holder ownership ledger, shares, and mortgage encumbrances)
Before purchasing agricultural land in UP, MP, or Bihar, ensure the Khatauni lists the owner under 'Category 1-Ka: Bhumidhar with Transferable Rights'. Purchasing land under 'Bhumidhar with Non-Transferable Rights' (Category 1-Kha) or 'Asami' (Category 3/4) is illegal without prior government permission and will result in the state vesting the land without compensation.
💡 Khasra and Khatauni are two complementary land records. A Khasra (survey number) describes a specific piece of land—its exact plot number, geographical area, soil type, irrigation source, and seasonal crop cultivation. A Khatauni is the consolidated ownership ledger that lists all plots owned by a specific landholder (Bhumidhar / Tenant), their fractional share, annual revenue liability, and any bank mortgage or court stay orders. Together, they form the complete Record of Rights (RoR).
Key distinctions between Northern Indian revenue records.
| Land Record | Primary Information | Main User / Authority | Legal Evidential Value |
|---|---|---|---|
| Khasra (खसरा) | Field book detailing plot boundaries, area, soil type, and crops | Patwari / Lekhpal field inspection record | Primary evidence of physical agricultural possession and crop cultivation |
| Khatauni (खतौनी) | Tenure holder ledger detailing all plots owned by a family/individual | Revenue Tehsildar record of title and tax liability | Primary evidence of legal tenure holding and revenue assessment |
| Jamabandi (जमाबंदी) | Consolidated Record of Rights used in Punjab, Haryana, Rajasthan & HP | Revenue assessment register revised every 5 years | Conclusive presumption of truth under Punjab Land Revenue Act |
| Shajra / Kishtwar Map (शजरा) | Cadastral village map showing layout of all field boundary plots | Settlement department boundary demarcation | Definitive geographic map used to resolve land encroachment disputes |
Instant online view and download of computerized Khatauni (under 1 minute); Tehsil-certified copy issued within 1 working day.
Viewing online is 100% free; computerized certified copy from Common Service Centre (CSC) or Tehsil e-District counter typically costs ₹15 to ₹30 per Khata.
Public land records are freely viewable by any citizen; certified or digitally signed copies for court, bank mortgaging, or property registry can be downloaded online or obtained from the local Tehsil / CSC.
Rural and peri-urban property buyers verifying clear title; farmers applying for Kisan Credit Cards (KCC), fertilizer subsidies, or PM-KISAN instalments; legal heirs applying for Dakhil-Kharij (mutation) upon inheritance; litigants in revenue boundary disputes.
Open your state's land records portal: UP Bhulekh (upbhulekh.gov.in), MP Bhu-Abhilekh (mpbhuabhilekh.nic.in), Bihar Bhumi (biharbhumi.bihar.gov.in), or Rajasthan Apna Khata (apnakhata.rajasthan.gov.in).
Click on 'Khatauni (Adhikar Abhilekh) Ki Nakal Dekhein' or 'View Record of Rights' on the homepage.
Complete the security captcha verification to access the computerized revenue database.
Select your District, followed by your Tehsil, and then select the specific Gram Panchayat or Village from the alphabetical list.
Select your search parameter: 'Search by Khasra/Gata Number', 'Search by Khata Number', or 'Search by Landowner Name' (using the onscreen Hindi keyboard). Click 'Khojein' (Search).
Click on the relevant Khata entry to open the full digital Khatauni displaying all co-owners, plot numbers, area in hectares, and order remarks. Print or save as PDF.
Whenever land ownership changes through sale deed, gift, partition, or inheritance, a mutation (Dakhil-Kharij) must be initiated.
In most states (like UP and MP), when a sale deed is registered, the Sub-Registrar system automatically pushes the deed data to the Revenue Court Management System (RCMS).
For inheritance upon death (Varasatan), file Form R.C.-9 online on the state RCMS / Revenue portal or submit to the Lekhpal / Patwari.
The Naib Tehsildar court issues an Istihar (public proclamation) inviting objections within 30 days.
The local Patwari / Lekhpal verifies physical possession and reports back to the revenue court.
The revenue court passes the mutation order; the Lekhpal executes the Parwana Amaldaramad, replacing the old owner's name with the new owner on the Khatauni.
While online printouts are valid for checking information, courts and banks require a certified copy (Nakal).
Log in to your state's e-District portal (e.g., edistrict.up.gov.in) or visit your nearest Common Service Centre (CSC / Jan Seva Kendra).
Navigate to Revenue Services and choose 'Issued Certified Copy of Khatauni (Bhu-Abhilekh)'.
Enter the District, Tehsil, Village, and Khata number or Khasra number.
Pay the official statutory fee (₹15 to ₹30 per khata) online.
Download the digitally signed certified copy bearing the Revenue Inspector / Tehsildar's digital signature and unique verification code.
Standard legal workflows to correct discrepancies in computerized revenue records.
| Error / Discrepancy | Legal Provision | Remedial Action |
|---|---|---|
| Khatauni shows incorrect plot area or wrong spelling of father's name | Section 32 / Section 38 of State Revenue Code | File an online application for Correction of Map / Record (Naksha / Abhilekh Durasti) before the Sub-Divisional Magistrate (SDM) / Tehsildar along with original registry deeds. |
| Bank loan repaid but 'Bandhak' entry still exists on Khatauni | NOC / No Dues Certificate issued by the bank | Submit bank's official clearance letter to the Tehsildar. The revenue clerk will strike off the loan entry in the remarks column. |
| Dakhil-Kharij order passed but computerized Khatauni not updated | RCMS order sheet and Parwana Amaldaramad | Visit the Tehsil Computer Cell (Bhulekh Anubhag) with a certified copy of the SDM/Tehsildar mutation order to execute manual computerized entry. |
Yes, but you can only purchase the specific legal share belonging to the selling co-sharer. Unless a legal partition (Section 116 UP Revenue Code or Batwara) has occurred, the purchase only grants undivided joint ownership, not exclusive rights over a specific boundary.
A Khasra number (Gata number) is the specific plot number of a physical field on the village map. A Khatauni number is the ledger account number assigned to a landowner or family, which may contain multiple Khasra numbers owned across the entire village.
Under Section 98 of the UP Revenue Code, 2006, a person from a Scheduled Caste cannot transfer land to a non-Scheduled Caste person without prior written permission from the District Collector. Furthermore, if the SC owner is left with less than 3.125 acres of land, permission cannot be granted.
In states like Uttar Pradesh, a fresh revised Khatauni (called Fasli Khatauni) is prepared once every six years by incorporating all mutation and court orders passed during the preceding Fasli years.
Comprehensive codified enactment governing land tenure, records of rights, and mutation in Uttar Pradesh.
Department of Land Resources, Ministry of Rural Development initiative for digitization of cadastre and land records.
Transfer of property ownership in revenue records
Official Record of Rights (RoR) extract issued under the Maharashtra Land Revenue Code, 1966 and Gujarat Land Revenue Code, combining Village Form VII (land ownership & rights) and Village Form XII (crop details, agricultural tenancy, and government/bank encumbrances)
Primary revenue ownership and cultivation records in South India (Tamil Nadu Anyatha, Andhra Pradesh Meebhoomi, and Telangana) comprising Patta (government title deed), Chitta (land classification and tax register), and Adangal (crop and cultivation ledger)
Primary agricultural land title and crop register document in Karnataka issued under the Karnataka Land Revenue Act, 1964 through the Bhoomi digital portal, combining ownership rights (Form 16), mutation register (MR) references, soil classification, and seasonal cultivation data
Legally binding registered instrument executed under the Registration Act, 1908 and Hindu Succession Act to formally divide joint family ancestral property or co-owned real estate among legal coparceners by metes and bounds, creating separate, independent ownership titles
Certificate showing property is free from legal dues
Statutory administrative order and Sanad issued by the District Collector, Sub-Divisional Officer (SDO), or Sub-Divisional Magistrate (SDM) under State Land Revenue Codes (e.g., Section 44 MLRC, Section 95 KLRA, Section 80 UP Revenue Code) permitting agricultural land to be converted for Non-Agricultural (NA) residential, commercial, or industrial use
Maintained by State Revenue Departments under State Land Revenue Acts (e.g., UP Revenue Code, 2006; MP Land Revenue Code, 1959; Bihar Land Reforms Act).
UP Bhulekh Portal (Department of Revenue) →