Karnataka Land Records · 9 Document Types · Instant PDF
Every Karnataka land record explained — what it proves, what it misses, and how to get it. RTC, Encumbrance Certificates, Mutation Registers, PT Sheets, E-Khata and NA Orders, pulled directly from the government portals.
Supreme Court ruling: Property registration alone does not prove ownership. Always verify Revenue Department records (RTC, Mutation Register) alongside Sub-Registrar records (Encumbrance Certificate) before any purchase.
How it works
District → Taluk → Hobli → Village → Survey No → Surnoc → Hissa. Cascading dropdowns guide you.
We connect to Bhoomi, Kaveri Online, or E-Aasthi and retrieve the document in real-time.
Government-issued PDF — view inline, download, or share from your order history.
9 Document Types
Open any document for what it contains, how to get it, and what commonly goes wrong.
E-Swathu Form 9 (Gram Panchayat Khata)
The primary property ownership record for non-agricultural land within Gram Panchayat limits, establishing legal title and assessment details.
E-Swathu Form 11-B (Tax Register Extract)
The official tax demand and collection register extract for non-agricultural properties in Gram Panchayat limits.
Survey Settlement Register Extract (Akarband)
The foundational survey settlement register detailing the total extent, kharab (uncultivable) land, and revenue assessment for a survey number.
Revenue Village Map
The macro-level SSLR survey map showing the layout of all survey numbers, roads, and water bodies within a revenue village. A crucial PDF download for spatial due diligence.
Certified Copy of Registered Document
A legally valid, government-authenticated duplicate of a registered deed (sale, gift, mortgage) retrieved from the Sub-Registrar's archives.
Urban Property Tax Record (Khata)
The primary municipal property record for urban areas, proving the property is assessed for tax and identifying the person liable to pay it.
Government Guidance Value / Sub-Registrar Value
The minimum property valuation fixed by the state government, determining the stamp duty and registration charges payable on a transaction.
Record of Rights, Tenancy & Crops
Primary land ownership record from the Bhoomi portal — confirms who owns the land, land type, area, and tenancy.
Transaction & Liability History
Shows every registered transaction on the property — loans, mortgages, and disputes since 2004.
Complete Ownership Change History
Traces every ownership change — sale, inheritance, partition, court order — from earliest records to today.
Bhoomi i-Wallet Signed RTC
Obtain a digitally signed RTC (i-RTC) through the Bhoomi i-Wallet. The signed PDF carries a digital signature applied at issue, a printed RTC unique number and a barcode — the copy banks and sub-registrars accept — and the portal charges a per-page fee.
Non-Agricultural Conversion Order
Confirms agricultural land has been legally converted for residential or commercial use — and how to check the status of a pending conversion.
Land Parcel Map & Field Sketch
Official survey map (PT = Plane Table sheet) showing exact boundaries, dimensions, and neighbours of the land parcel.
Urban Property Details & Mutation Notices
Urban property register from the municipality — owner, ward, tax status, and active mutation notices.
Digitally Signed Urban Property Register
Digitally signed Khata — required for property registration, loans, and building plan approvals.
AI Ownership Chain & Risk Analysis
Upload your documents — AI generates a 20–30 page ownership chain, encumbrance analysis, and risk report.
Real Estate Regulatory Authority Registration Certificate
The mandatory legal registration certificate for real estate projects and agents in Karnataka, ensuring project compliance and buyer protection.
Digitally Signed Encumbrance Certificate (Form 15/16)
The legally valid, digitally signed record of all registered transactions and liabilities on a property, required for registration and bank loans.
Manual Encumbrance Certificate for Pre-Computerization Period
A manual encumbrance search for property transactions registered before the computerization of records in 2004, requiring a physical application at the SRO.
Sub-Registrar Office Jurisdiction Locator
The official online utility to determine the correct jurisdictional Sub-Registrar Office for a specific village or ward in Karnataka.
Department of Survey Settlement and Land Records Documents
The essential suite of technical land survey records (Tippan, Akarband, 11E, etc.) defining the exact physical boundaries, measurements, and sub-divisions of a property.
Revenue Court Case Monitoring System Order
Official judgments and case statuses from Karnataka's Revenue Courts (Tahsildar, AC, DC) handling disputes over land ownership, mutations, and boundaries.
Bruhat Bengaluru Mahanagara Palike Electronic Khata
The mandatory electronic property register document for properties located within the Bruhat Bengaluru Mahanagara Palike limits.
Bruhat Bengaluru Mahanagara Palike Property Tax Paid Receipt
Proof of municipal property tax payment under the Self Assessment Scheme (SAS) for properties in Bengaluru.
Bruhat Bengaluru Mahanagara Palike Property Identification Record
The master administrative record containing ward, zone, dimension, and ownership details tied to a Property Identification Number (PID).
Bruhat Bengaluru Mahanagara Palike Occupancy Certificate
The definitive legal document certifying that a building has been constructed according to approved plans and is safe for occupation.
Bruhat Bengaluru Mahanagara Palike Commencement Certificate
Official permission from BBMP confirming the foundation is laid per the sanctioned plan, allowing superstructure construction to begin.
Comprehensive Legal Document Checklist for Property in Bengaluru
The complete master checklist of legal, civic, and tax documents required to safely buy a flat, site, or revenue layout in Bengaluru.
Mysuru City Corporation Property Tax Receipt
Official proof of property tax payment to the Mysuru City Corporation, required for property registration and khata transfer in Mysore.
Mangaluru City Corporation Property Tax Receipt
Official proof of property tax payment to the Mangaluru City Corporation, required for property registration and khata transfer in Mangalore.
Kalaburagi City Corporation Property Tax Receipt
Official proof of property tax payment to the Kalaburagi City Corporation, required for property registration and khata transfer in Gulbarga.
Gram Panchayat Property Tax Receipt (e-Swathu)
Official proof of property tax payment for rural properties and plots within Gram Panchayat limits in Karnataka.
Property Documents Required for Home Loan in Karnataka
The complete set of legal property documents demanded by banks in Karnataka to approve a home loan or mortgage.
AI-Powered
Upload your EC, RTC, Mutation Register, NA Order, and PT Sheet. Our AI pipeline generates a 20–30 page report — full ownership chain, encumbrance analysis, risk flags, and a plain-English summary.
A traditional lawyer's opinion costs ₹5,000–₹20,000 and takes weeks. The AI report is ready in 15–30 minutes.
Lawyer opinion
AI Title Report
Browse by Area
Find exact taluk, hobli, and village names along with Kaveri and Bhoomi codes to pull records faster.
Quick Reference
| Situation | Documents Needed | Cost |
|---|---|---|
| Buying agricultural / rural land | RTC + EC + MR + PT Sheet + NA Order | Free |
| Buying urban flat or house | EC + E-Aasthi + E-Khata | ₹500 |
| Applying for a home loan | Signed RTC + EC + MR | Free |
| Full due diligence | All documents + AI Title Report | From ₹500 |
| Checking for loans on property | EC (30 years) | Free |
| Verifying ownership quickly | RTC only | Free |
| Resolving a boundary dispute | PT Sheet / Survey Map | Free |
FAQ
At minimum: the RTC, an Encumbrance Certificate covering 15–30 years, and the Mutation Register. For agricultural land add the NA Order and PT Sheet. For urban property add the E-Aasthi record and E-Khata. For full due diligence, run all of them through an AI Title History Report.
No. The Supreme Court has held that registration alone does not prove ownership. Registration records the transaction; it does not validate the seller's title. Always verify both the Sub-Registrar's records (EC) and the Revenue records (RTC, Mutation Register).
The Revenue Department holds the RTC, Mutation Register and NA Order on the Bhoomi portal. The Department of Stamps and Registration holds the Encumbrance Certificate on Kaveri Online. Survey Settlement and Land Records holds the PT Sheet. Urban Local Bodies hold E-Aasthi and E-Khata. No single portal has all of them, which is why due diligence means pulling from four systems.
Most arrive in 5–20 minutes via Anashwar Docs. RTC and Mutation Register: 5–10 min. EC: 10–20 min. E-Khata: 15–30 min. AI Title History Report: 15–30 min after upload.
Yes. Document retrieval covers all Karnataka districts through the state portals. Our property listing and consultant service is specific to Vijayapura.
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Anashwar Docs
Government records are public — but accessing them is hard. We make it instant. RTC, EC, Mutation Register, E-Khata, and more in minutes.
RTC · EC · Mutation Register · PT Sheet · NA Order · E-Aasthi · E-Khata · AI Title Report