🗓️Updated: June 2026

Land Records India
Bhulekh, Khatauni & Mutation Guide 2026

Check land ownership records (Khatauni/ROR), Khasra maps, and apply for mutation online through your state's Bhulekh portal. Select your state below for a complete step-by-step guide including documents, fees, and processing time.

Land disputes are one of the most common sources of family conflict in India — and most of them start with unclear or unverified ownership records. The shift to digitised land records over the last decade has been genuinely transformative, but the state portals are wildly inconsistent in quality. Some states (AP, Telangana, Karnataka) have excellent systems; others barely work. I've tried to map the best path through each one.

— Sibin O, Founder, NagrikIQ · Last verified June 2026

💰Viewing Free
⏱️Mutation 30–90 Days
📱Online Bhulekh
📍All 36 States & UTs

📍Select Your State or Union Territory

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📋What are Land Records and Why Do You Need Them?

Land records are official government documents maintained by the Revenue Department that record ownership, area, land use, and transactions related to every parcel of land. In India, the two most important land records are the Khatauni (also called Record of Rights or ROR), which lists the owner's name, survey number, and area, and the Khasra, which is the field measurement register assigning a unique number to each land parcel.

Land records are essential for property purchase and sale verification, securing agricultural and home loans from banks, resolving property disputes and boundary conflicts, applying for domicile and income certificates, inheritance and succession claims, government land acquisition compensation, and MGNREGA job card linkage. Under the Digital India Land Records Modernisation Programme (DILRMP), all states are digitising and publishing land records online through their respective Bhulekh portals.

Mutation (Dakhil Kharij or Naam Antarkan) is the process of updating the ownership record after a property transaction — it is mandatory within 90 days of a sale deed registration in most states. Mutation fees range from ₹50 to ₹500 depending on the state, and processing typically takes 30–90 days.

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Common Land Records Mistakes (and How to Avoid Them)

❌ Mistake: Using a third-party website instead of the official state portal

✅ Fix: Dozens of websites collect fees (₹200–500) to show you land records that are freely available on official state portals like Bhulekh (UP), Dharani (Telangana), Anyror (Gujarat), Bhoomi (Karnataka). Never pay for basic land record viewing.

❌ Mistake: Confusing Khasra/Survey number with Khata/Khewat number

✅ Fix: Khasra/Survey number identifies the land parcel. Khata/Khewat number identifies the landowner's account in the revenue records. You need the Khasra number to find the parcel and the Khata number to verify ownership. Most portals need the Khasra number to start.

❌ Mistake: Assuming digital records are always updated

✅ Fix: Many states have digitised old records but mutation (name change after sale/inheritance) is often delayed by 6–18 months even after the sub-registrar records a transaction. If a recent purchase doesn't show up online, the physical revenue office records may already be updated — check both.

❌ Mistake: Not getting a mutation done after inheriting land

✅ Fix: When land is inherited after a family member's death, the records still show the deceased person's name until mutation is done. This creates legal complications for future sales, loans against property, and court disputes. Apply for mutation at the local tahsildar office with the death certificate and legal heir certificate.

❌ Mistake: Using an RTC/7-12 extract from an unknown website as legal proof

✅ Fix: Only digitally-signed RTCs/7-12 extracts downloaded from official state portals (MahaBhumi, Karnataka Bhoomi, etc.) are accepted as legal proof. Screenshots or printouts from third-party sites have no evidentiary value in courts or banks.

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Disclaimer: NagrikIQ is an informational platform and is not affiliated with any government department. Information provided is for guidance only. Always verify details on the official government portal before taking any action related to land transactions.