Karnataka Land Records · 44 guides
We operate the retrieval systems that talk to Bhoomi, Kaveri Online, E-Aasthi and Mojini every day. These guides cover what those portals do when they fail, and what each record does not tell you — the parts nobody writes down.
A B-khata is a tax entry, not a title. Turning it into an A-khata means fixing whatever kept it out of the A register — usually conversion, layout approval or betterment charges — and then applying. Here is the whole path.
Read guideBank legal departments reject land-loan files for missing documents far more often than for bad title. This is the list they work from, which portal issues each item, and the version they will accept.
Read guideSurvey number, extent and the owner's name are the three things everyone reads on a Pahani. The other thirteen columns are where the problems are. A column-by-column reading, with the red flags.
Read guideA registered sale deed does not put your name on the khata. The transfer is a separate application at the local body — here is the process for BBMP, other ULBs and gram panchayats, with the documents and the usual delays.
Read guideA registered deed does not change the RTC. Mutation is the Revenue Department's process that does — here is how to start it, why it stalls at the Village Accountant, and how to pull the MR extract once it is through.
Read guideA GPA lets someone act for the owner; it does not make them the owner. What each kind of PoA can do, when it must be registered and stamped, and the checks a buyer must run when the person across the table holds one.
Read guideThe number agents quote is never the number the SRO collects. Here is how the duty, surcharge, cess and registration fee stack up in Karnataka, what they are charged on, and where to pay.
Read guideSearching the wrong portal returns "no record found" for a perfectly real property. Which of Bhoomi, e-Swathu, e-Aasthi, BBMP e-Aasthi and Kaveri holds your record depends on one question — who taxes it.
Read guideA complete guide to checking property guideline values on Kaveri Online Services, calculating stamp duty, and understanding how notified hedge rates affect your real estate transactions in Karnataka.
Read guideDiscover the root causes of area discrepancies between the Akarband and RTC in Karnataka and understand the Section 133 rectification process to secure your land title.
Read guideConfused between Draft and Final e-Khata in Bangalore? We explain their differences, why Draft is not enough, and the exact process to obtain your Final e-Khata.
Read guideLearn how to navigate Bhoomi online login, top up your i-Wallet, and access services like RTC, MR extracts, and land conversion tracking in Karnataka.
Read guideA comprehensive guide to navigating BhoomiMaps, understanding digital parcel boundaries, and comparing its features against the Dishaank app and Mojini.
Read guideA step-by-step guide on how to search and verify property details through the Karnataka E-Aasthi portal, ensuring secure municipal property transactions in 2026.
Read guideUnderstand the jurisdictional differences between BBMP e-Khata, ULB e-Aasthi, and Gram Panchayat e-Swathu property records in Karnataka.
Read guideUnderstand the critical differences between Form 9 (A-Khata) and Form 11B (B-Khata) for Gram Panchayat properties in Karnataka under the e-Swathu system.
Read guideConfused between the free view and digitally signed Encumbrance Certificate? Discover their legal differences and when you absolutely need a certified copy for loans or registration.
Read guideA complete 2026 guide to obtaining an Encumbrance Certificate (EC) online in Bangalore, including a breakdown of Kaveri 2.0 and Bengaluru SRO area mapping.
Read guideA comprehensive guide on checking your NA conversion status online in Karnataka, decoding portal messages, and downloading your NA final order securely.
Read guideA complete guide on accessing and downloading Form 9 from the e-Swathu portal in Karnataka. Learn the exact steps, prerequisites, and how to verify your Gram Panchayat property records online.
Read guideLocating your exact Sub-Registrar Office (SRO) jurisdiction in Karnataka is a crucial first step for registering property, obtaining an Encumbrance Certificate, or registering a marriage.
Read guideLost your original property documents? Learn how to easily obtain a certified copy of your sale deed online in Karnataka through the Kaveri 2.0 portal with our step-by-step guide.
Read guideFinding property records in Bangalore Urban means navigating overlapping jurisdictions. Learn how to locate your BBMP Khata, identify your SRO zone, and pull Encumbrance Certificates from Kaveri Online.
Read guideBelgaum presents unique challenges for land records: a district fractured into 16 taluks, a cross-border linguistic mix affecting legacy documents, and a city answering to both Belgaum and Belagavi.
Read guideNavigating Mysore land records requires understanding a mix of state portals, MUDA allocations, and recent taluk reorganisations. Here is how to find and verify the documents you need.
Read guideProperty records in Karnataka before April 2004 are not digitized on the Kaveri online portal. Learn the complete offline process to obtain a manual Encumbrance Certificate (EC) directly from the Sub-Registrar office.
Read guideA complete buyer checklist for purchasing agricultural land in Karnataka. Understand every document you need before signing the deed.
Read guideA comprehensive guide to understanding Karnataka's four primary survey records—PT Sheet, Tippan, Akarband, and 11E Sketch—and knowing exactly which document is needed for your specific property transaction.
Read guideA complete step-by-step guide to checking builder credentials, project registration, and complaint history on the official RERA Karnataka portal.
Read guideDemystifying the terminology around Karnataka's primary agricultural land document, explaining regional differences, and clearing up the 7/12 Utara confusion.
Read guideA comprehensive guide to downloading legally valid signed RTCs using the i-Wallet system on the Bhoomi portal, compared to free informational RTCs.
Read guideUnderstand the difference between Surnoc and Hissa numbers in Karnataka land records and how to correctly identify your land parcel on the Bhoomi portal.
Read guideB-Khata property is cheaper for a reason. The discount is the market pricing in a financing problem, a construction problem and an exit problem that the seller is hoping you will not price.
Read guideKarnataka opened agricultural land to non-farmers in 2020. Sellers now describe it as unrestricted. Four separate restrictions still apply and any one of them can void your purchase.
Read guideThe Bhoomi portal says your survey number does not exist. It almost always does. Here are the nine reasons the lookup fails and what to do about each one.
Read guideEvery other land record starts with a survey number. Dishaank is the one that starts with a location — which makes it the tool you need when the number is exactly what you have lost.
Read guideThe E-Khata is mandatory for registration, home loans and plan approval. Most rejections have nothing to do with the application — they are problems in the underlying E-Aasthi record.
Read guideEveryone tells you to get an EC. Almost nobody tells you that a clean EC is not a clean title — and that the years it does not cover are exactly where the problems live.
Read guideMost title risks are visible in the Encumbrance Certificate. This one is not, it survives multiple honest resales, and a good-faith purchaser is not protected.
Read guideAn RTC that reads "2-15" means two acres fifteen guntas, not two point one five. Getting that wrong changes the extent by a third and it happens constantly.
Read guideVijayapura throws two problems no state-level guide covers: a taluk reorganisation the portals lag behind, and a city that answers to two names across forty years of documents.
Read guideBoundary disputes are the most common property litigation in Karnataka. The survey sketch is the document that settles them — and almost nobody explains which of the four records to ask for.
Read guideA conversion order is granted for a specific extent and a specific purpose. Buyers routinely assume it covers the whole survey number and any use. It usually does neither.
Read guidePublished rate tables for Vijayapura are guesswork. This one is computed from our own live listing book — 113 plots quoted per square foot across 11 zones, with the sample size shown for each.
Read guideAnashwar Docs
RTC, Encumbrance Certificate, Mutation Register, survey sketches and E-Khata — fetched from the Karnataka government portals and delivered as PDFs in minutes.