How to Check Land Records and Mutation Online in India, State by State

To check land records online in India, open your state's land-record portal, choose the district, taluk or tehsil and village, then enter the survey or khasra number. You will see the record of rights, which shows the recorded holder, the area and, in many states, the land type and cultivation. Mutation entries show how the recorded holder changed over time. Names and portals differ in every state.

Last updated: 6 November 2026

In short

• India has no single land-record portal. Land is a state subject under the Constitution, and each state runs its own portal.
• The same idea has many names: RoR, 7/12, RTC, Adangal, ROR-1B, Jamabandi, Khewat/Khatoni.
• Search by district, sub-division, village and survey number. Some states also allow search by owner name.
• Mutation updates the revenue record after a sale, inheritance or partition. The Supreme Court has held that it does not create title.
• Online copies are often for information. A certified or digitally signed copy may be needed for legal use.

What a land record is

A land record is the state revenue department's register of who holds a piece of land. Karnataka's version, for example, is the Record of Rights, Tenancy and Crops. It usually shows:

• survey, khasra or gat number and sub-division
• area and land classification
• name of the recorded holder, and in some states the tenant or cultivator
• crops grown (in states where it is recorded, such as Karnataka)

The Supreme Court has held that revenue entries serve a fiscal purpose, mainly to show who pays land revenue. A mutation entry neither creates nor ends title. Ownership rests on registered title documents and, in a dispute, the courts. A name in the record is useful evidence, but it can be wrong or out of date.

Names for the same record, by state

Telangana note: Bhu Bharati was live when we checked, and it lists "EC Details Before Dharani", the earlier system. Older guides still point to Dharani. Confirm which portal your district uses.

How to search by survey number

Steps are similar in most states. Maharashtra's Bhulekh form, for example, asks for district, taluka, village and survey or gat number.

1. Open the state portal from the official address.
2. Pick the record type, for example RTC or 7/12.
3. Select district, taluk or tehsil, any sub-unit the form shows, and village.
4. Enter the survey number, and the sub-division number if the form has a field for it.
5. Pick the year or season if the portal asks.
6. Solve the captcha, and enter a mobile number where required (Maharashtra asks for one).
7. Read the owner name, area, land type, and any notes. Save a copy.

Check three things at once: the survey number matches your sale deed, the area matches, and the name matches the seller.

What mutation means

Mutation is the process of changing the name in the revenue record after the land changes hands. Common triggers are a registered sale, a gift, a will, inheritance, partition and a court decree.

How to read a mutation entry

• Date and entry number: shows when the change was recorded.
• Type of transaction: sale, inheritance, partition, gift, court order.
• Names before and after: confirms the chain of holders.
• Status: pending, approved or rejected. Karnataka and Haryana show mutation status online.
• Objections: Haryana's portal has a service to check the mutation of a deed and raise an objection.

A pending mutation is a warning. The seller may not be the recorded holder yet. A rejected mutation means the revenue office found a problem. Ask why.

Where states differ

What land records do not tell you

A land record may not show:

• a mortgage, or a sale not yet mutated
• a pending court case
• a family claim or unregistered agreement
• whether the land use is legal for building

Check the encumbrance certificate, the registered deeds and court searches as well. See encumbrance certificate in Karnataka and how to check property online in India. For court and RERA checks, read RERA and litigation check before buying.

Common problems

• Name mismatch: spelling differences between deed and record. Ask the revenue office how to apply for a correction.
• Old record: the entry shows a dead owner. Check whether heirs have applied for mutation.
• Survey number changed: old and new numbers differ. Ask the revenue office to confirm both refer to the same land.
• Portal down or captcha errors: retry later, or ask the local revenue office.

LegiScore reads land records, deeds and court data into one AI property title and risk report with a AAA to C rating, for buyers, lawyers and banks. See legiscore.in.

This page is general information, not legal advice. A local advocate should confirm what the record means for your property.

Frequently Asked Questions

What is RoR in land records?

RoR means Record of Rights. It is the revenue register of who holds a piece of land, with survey number and area. States name it differently, for example 7/12 in Maharashtra, RTC in Karnataka, and Jamabandi in Haryana.

Is a mutation entry proof of ownership?

No. The Supreme Court has held that a mutation entry serves a fiscal purpose and does not create title. Ownership rests on registered title documents, so check both.

Can I check land records by owner name?

Some states allow it. Haryana's portal lets you view records by owner name, khewat or khasra number. Other portals usually start from district, village and survey number, so check the options on your state's form.

What is the difference between 7/12 and a property card?

Both are Maharashtra revenue records, and Mahabhumi Bhulekh lists both. Guides describe the 7/12 as the record for agricultural land and the property card as the record for urban land, so check which one covers your property.

How do I check mutation status online?

Karnataka's Bhoomi portal and Haryana's Jamabandi portal both list mutation status services. Enter the application or survey details the portal asks for.

Are online land records valid in court?

Free online views are often informational. Maharashtra's site says its data cannot be used for official or legal purposes. Ask the revenue office for a certified or digitally signed copy.