Karnataka Land Records · 9 Document Types · Instant PDF
Verify before
you buy.
Fetch RTC, Encumbrance Certificates, Mutation Registers, PT Sheets, E-Khata, and NA Orders — directly from Karnataka government portals in minutes.
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.
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9 Document Types
All Available Documents
Click any document to see full details below
RTC — Pahani
Record of Rights, Tenancy & Crops
Primary land ownership record — confirms who owns the land, land type, area, and tenancy.
EC — Encumbrance Certificate
Transaction & Liability History
Shows every registered transaction on the property — loans, mortgages, and disputes since 2004.
Mutation Register (MR)
Complete Ownership Change History
Traces every ownership change — sale, inheritance, partition, court order — from earliest records to today.
Digitally Signed RTC
Government-Verified Signed Copy
Same as RTC but digitally signed by the issuing authority, with a QR code for instant verification.
NA Order
Non-Agricultural Conversion Order
Confirms agricultural land has been legally converted for residential or commercial use.
PT Sheet / Survey Map
Land Parcel Map & Field Sketch
Official government survey map showing exact boundaries, dimensions, and neighbours of the land parcel.
E-Aasthi
Urban Property Details & Mutation Notices
Urban property register from the municipality — owner, ward, tax status, and active mutation notices.
E-Khata
Digitally Signed Urban Property Register
Digitally signed Khata — required for property registration, loans, and building plan approvals.
AI Title History Report
AI Ownership Chain & Risk Analysis
Upload your documents — AI generates a 20–30 page ownership chain, encumbrance analysis, and risk report.
In Detail
What each document means.
RTC — Pahani
Most ImportantFreeRecord of Rights, Tenancy & Crops
via Bhoomi · 5–10 min
The most fundamental land ownership document in Karnataka, issued by the Revenue Department through the Bhoomi portal. Every property transaction starts here.
Why you need this
Every property transaction in Karnataka requires a clean RTC. Banks require it for home loans. Registration offices verify it before executing sale deeds.
This document contains
- Current owner name and ownership type (individual / joint / government)
- Survey number, Hissa, and total land area
- Land classification — dry (Jirayat), wet (Bhagayat), or garden
- Water source and irrigation details
- Crop details for current and previous season
- Liabilities noted by Revenue authorities
EC — Encumbrance Certificate
Essential for buyersFreeTransaction & Liability History
via Kaveri Online · 10–20 min
Issued by the Sub-Registrar's office and available digitally through Kaveri Online Services, the EC records every registered transaction on a property since 2004.
Why you need this
Never purchase property without a clean EC for the past 15–30 years. If a property has an unpaid loan, that loan appears here. It is the single most critical document for a buyer.
This document contains
- All registered sale deeds, mortgage deeds, and gift deeds
- Release deeds and partition deeds
- Outstanding mortgages and loans registered against the property
- Names of all parties in each transaction
- Document numbers and registration dates for every transaction
Mutation Register (MR)
FreeComplete Ownership Change History
via Bhoomi · 5–10 min
Maintained by the Tahsildar's office through Bhoomi, the Mutation Register records every ownership transfer of a land parcel from the earliest government records to the present.
Why you need this
A mutation may reveal disputed inheritance or an unapproved partition. For agricultural land, the MR often contains entries that pre-date the EC system and is essential for establishing a clear title chain.
This document contains
- Mutation number and date for each ownership change
- Previous and new owner details for every transfer
- Reason for mutation: sale, inheritance, court order, gift, partition
- Reference document numbers and court orders
- Remarks, disputes, or holds on any mutation entry
Digitally Signed RTC
FreeGovernment-Verified Signed Copy
via Bhoomi i-Wallet · 10–15 min
An RTC document digitally signed by the authorised Bhoomi operator, containing a QR code that can be scanned to verify authenticity directly on the government portal.
Why you need this
Banks processing home loans and Sub-Registrar offices processing property registrations often require a digitally signed RTC.
This document contains
- All fields identical to a regular RTC
- Digital signature of the issuing Revenue authority
- QR code for instant verification on Bhoomi portal
- Issue timestamp and authority stamp
NA Order
Agricultural landFreeNon-Agricultural Conversion Order
via Bhoomi · 5–15 min
An order issued by the Deputy Commissioner granting permission to convert agricultural land to non-agricultural use under the Karnataka Land Revenue Act.
Why you need this
Agricultural land cannot be used for residential or commercial construction without an NA Order. Constructing without one is illegal — the structure is liable to demolition.
This document contains
- Order number, date, and issuing Deputy Commissioner
- Survey numbers and extent approved for conversion
- Purpose: residential / commercial / industrial
- Conditions attached to the conversion
- Validity period of the conversion order
PT Sheet / Survey Map
FreeLand Parcel Map & Field Sketch
via BhoomiMaps / Mojini · 10–20 min
The PT Sheet is the official survey map produced by the Survey Settlement and Land Records Department, showing exact parcel boundaries and dimensions.
Why you need this
Boundary disputes are the most common property litigation. If physical boundaries don't match the PT Sheet, you may be purchasing the wrong parcel. The PT Sheet is the definitive legal reference.
This document contains
- Scaled sketch of the land parcel boundaries
- Survey number and area in official units (acres / guntas)
- Neighbouring survey numbers and their owners
- Roads, water bodies, or government land adjoining the parcel
- North direction indicator and scale
E-Aasthi
Urban propertiesFreeUrban Property Details & Mutation Notices
via E-Aasthi (ULB) · 5–10 min
Karnataka's urban property management system covering all properties within Urban Local Body limits — BBMP, CMC, TMC, and Municipal Corporations across the state.
Why you need this
For any property within city or town limits, E-Aasthi confirms the municipal status. Unpaid property tax transfers to the new owner at purchase.
This document contains
- Current owner name and assessment number
- Property ward and ULB details
- Built-up area, plot area, and usage type
- Annual property tax demand and payment status
- Active and completed mutation/transfer notices
E-Khata
Paid₹500Digitally Signed Urban Property Register
via E-Aasthi · 15–30 min
The official digitally signed Khata certificate for urban properties, issued through the E-Aasthi system. It replaces the traditional handwritten Khata.
Why you need this
The E-Khata is mandatory for: property registration at the Sub-Registrar's office; building plan approval; utility connections; and home loan applications.
This document contains
- Property owner name and assessment details
- Plot and built-up area measurements
- Property use classification (residential / commercial)
- Ward and ULB details
- Authorised officer's digital signature and QR code
AI Title History Report
AI-PoweredFrom ₹500AI Ownership Chain & Risk Analysis
via Anashwar AI (Claude) · 15–30 min
Upload your EC, RTC, Mutation Register, NA Order, and PT Sheet. Our two-stage AI pipeline (powered by Claude) analyses them together and generates a comprehensive Title History Report.
Why you need this
A lawyer's title opinion costs ₹5,000–₹20,000 and takes weeks. The AI report highlights exactly where to probe — identifying risk flags, title chain gaps, and document discrepancies.
This document contains
- Complete ownership chain from earliest records to present
- Encumbrance analysis — all loans and their status
- Risk flags: disputed mutations, title gaps, NA violations
- Document cross-verification for discrepancies between EC and MR
- Plain-English summary for non-legal readers (20–30 pages)
AI-Powered
Title History Report.
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
Quick Reference
Which document do you need?
| 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
Common questions.
What is an RTC (Pahani) and why do I need it?
The RTC is the primary land ownership document in Karnataka. It confirms the current owner, survey number, land area, type of land (dry/wet/garden), and revenue liabilities. Every loan, registration, and property transaction requires a clean RTC.
What does the Encumbrance Certificate actually show?
The EC lists every registered transaction on a property since 2004 — sale deeds, mortgages, gift deeds, and release deeds. If there is an unpaid bank loan on the property, it shows up here. Always check the EC for at least 15–30 years.
Does property registration prove ownership in Karnataka?
No. The Supreme Court has ruled that registration alone does not prove ownership. Always verify both the Sub-Registrar's records (EC) and the Revenue records (RTC, MR).
What is the difference between A-Khata and B-Khata?
A-Khata properties are fully legal and can be sold, mortgaged, and used for building permits. B-Khata properties have unauthorised constructions — they cannot be used for home loans or building permits easily.
Do I need an NA Order to build on agricultural land?
Yes. Agricultural land cannot be used for residential or commercial construction without an official Non-Agricultural conversion order from the Deputy Commissioner. Building without one is illegal.
How long does it take to get these documents?
Most documents arrive in 5–20 minutes via Anashwar Docs. RTC and Mutation Register: 5–10 min. EC: 10–20 min. E-Khata: 15–30 min.
What documents do I need before buying property in Karnataka?
At minimum: RTC, EC for 15–30 years, and Mutation Register. For agricultural land: also NA Order and PT Sheet. For urban properties: E-Aasthi and E-Khata. For full due diligence: all of the above plus an AI Title History Report.
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RTC · EC · Mutation Register · PT Sheet · NA Order · E-Aasthi · E-Khata · AI Title Report