Land Records Online: State Portals, RoR & Mutation
How to check 7/12, Khatauni, Jamabandi, Patta, RTC and other records of rights online, and why mutation matters for a loan.
Updated 30 September 2026 · 17 lenders trackedWhat you need to know
Land records are maintained by each state’s revenue department and show who holds land, its area, type and any recorded rights. They are not conclusive proof of title — that comes from registered deeds — but lenders check them to confirm mutation in the seller’s name, land use and area. Most states now publish records online under the Digital India Land Records Modernisation Programme, and land parcels are being given a 14-digit Unique Land Parcel Identification Number (ULPIN, “Bhu-Aadhaar”).
State portals
| State | Record | Portal |
|---|---|---|
| Maharashtra | 7/12 extract, 8A | Mahabhumi (bhulekh.mahabhumi.gov.in) |
| Uttar Pradesh | Khatauni | UP Bhulekh (upbhulekh.gov.in) |
| Karnataka | RTC / Pahani | Bhoomi |
| Tamil Nadu | Patta, Chitta, A-Register | eservices.tn.gov.in |
| Andhra Pradesh | Adangal, 1-B | Meebhoomi |
| Telangana | Pahani / ROR | Bhu Bharati (earlier Dharani) |
| Rajasthan | Jamabandi | Apna Khata |
| Punjab / Haryana | Jamabandi, Fard | jamabandi.punjab.gov.in / jamabandi.nic.in |
| Gujarat | 7/12, 8A | AnyRoR |
| West Bengal | Khatian, plot information | Banglarbhumi |
| Madhya Pradesh | Khasra, B-1 | MP Bhulekh |
| Bihar | Jamabandi, Khata | Bihar Bhumi |
Mutation (dakhil-kharij / namantaran)
- Mutation updates the revenue record after a sale, inheritance, gift or partition.
- It is needed to pay property tax in your name and for lenders to confirm the seller’s holding.
- Apply to the tehsil / municipal office with the registered deed, death certificate and legal-heir papers as relevant.
Units in land records
| State | Approx. 1 bigha | Notes |
|---|---|---|
| West Bengal | 14,400 sq ft | 1 bigha = 20 katha; 1 katha = 720 sq ft |
| Assam | 14,400 sq ft | 1 bigha = 5 katha; 1 katha = 2,880 sq ft |
| Rajasthan (pucca bigha) | 27,225 sq ft | = 3,025 sq yd; kachha bigha is smaller |
| Uttar Pradesh / Bihar | About 27,000 sq ft (varies by district) | 1 bigha = 20 biswa; the calculator uses 1 biswa ≈ 1,361 sq ft |
| Gujarat | 17,424 sq ft | Commonly used value; varies locally |
Bigha, biswa and katha have no single national value — they differ between states and even between districts. Use the conversion shown in your state’s land records or by the local revenue office for any legal or loan purpose.
Land area converter
Frequently asked questions
Is a 7/12 extract proof of ownership?
It is evidence of possession and recorded rights, not conclusive title. Lenders rely on the registered sale-deed chain plus revenue records.
Are online records valid for a loan?
Digitally signed extracts are accepted by most lenders; some ask for a certified copy from the tehsil.
For information and comparison only. Loan terms, rates and rules change — confirm with the lender and read the Key Facts Statement before borrowing.