Managing land records and understanding the financial implications of property registration in India is a massive undertaking because land is a State Subject. Each state has its own nomenclature, digital portal, and tax structure.

This comprehensive guide covers the terminology, checking procedures, and registration costs for all major Indian states and territories.

1. West Bengal

• Local Terminology: Khatian (Record of Right), Dag No. (Plot Number), Mouza (Village/Area unit).
• Online Portal: Banglarbhumi
• How to Check: Use the “Know Your Property” section. Select District > Block > Mouza. You can search by Khatian number or Dag number.
• Registration Costs:
  • Stamp Duty: 6% in Urban (Municipal) areas; 5% in Rural (Panchayat) areas.
  • Surcharge: If property value is above ₹30 Lakh, add an extra 1%.
  • Registration Fee: 1% of the property value.

2. Uttar Pradesh

• Local Terminology: Khatauni (Register of cultivators), Khasra (Survey number/Plot history).
• Online Portal: UP Bhulekh
• How to Check: Select “Khatauni (Ansh-Nirdharan)” and enter the Khasra or Khata number.
• Registration Costs:
  • Stamp Duty: 7% for men; 6% for women.
  • Registration Fee: 1% of the value (Maximum limit of ₹20,000 applies in specific cases).

3. Maharashtra

• Local Terminology: 7/12 (Satbara) Extract, 8A (Total land holding), Property Card (for urban areas like Mumbai/Pune).
• Online Portal: Mahabhulekh (i712)
• How to Check: Select the specific region (Konkan, Pune, Nagpur, etc.) and search via Survey Number.
• Registration Costs:
  • Stamp Duty: 5% to 7% (varies by city; includes Metro Cess in Mumbai/Nagpur/Pune).
  • Registration Fee: 1% (Capped at ₹30,000).

4. Karnataka

• Local Terminology: RTC (Record of Rights, Tenancy and Crops), Pahani, Akarband.
• Online Portal: Bhoomi
• How to Check: Enter District, Taluk, Hobli, and Village. You need the Survey Number and Surnoc.
• Registration Costs:
  • Stamp Duty: 5% for properties > ₹45 Lakh; 3% for properties between ₹20–45 Lakh.
  • Surcharge: 10% on stamp duty for cess (Education/Health).
  • Registration Fee: 1% of property value.

5. Tamil Nadu

• Local Terminology: Patta (Ownership document), Chitta (Land details), Adangal (Crop details).
• Online Portal: Tamil Nilam / Patta Chitta
• How to Check: Select ‘View Patta & FMB/Chitta/TSLR’ and enter District/Taluk details.
• Registration Costs:
  • Stamp Duty: 7% of the market value.
  • Registration Fee: 2% of the market value. (This is significantly higher compared to other states).

6. Bihar

• Local Terminology: Jamabandi, Register-II, Dakhil Kharij (Mutation).
• Online Portal: Bihar Bhumi
• How to Check: Click “Jamabandi Panji” and search by Khata or Plot number.
• Registration Costs:
  • Stamp Duty: 6% (Male), 5.7% (Female).
  • Registration Fee: 2% of the value.

7. Rajasthan

• Local Terminology: Apna Khata, Jamabandi Copy, Girdawari (Crop inspection).
• Online Portal: Apna Khata
• How to Check: Choose District on the map and find the Tehsil. Search by Name or Khata Number.
• Registration Costs:
  • Stamp Duty: 6% (Male), 5% (Female).
  • Surcharge: 20% on the stamp duty (Cow and Drought Relief Surcharge).
  • Registration Fee: 1% (Maximum ₹4 Lakh).

8. Gujarat

• Local Terminology: AnyROR, 7/12, VF 8A, VF 6 (Entry details).
• Online Portal: AnyROR Gujarat
• How to Check: Select “View Land Record – Rural/Urban” and enter Survey/Khata number.
• Registration Costs:
  • Stamp Duty: 4.90% (Total including basic + surcharges).
  • Registration Fee: 1% for men; Exempt (0%) for women in many cases.

9. Telangana

• Local Terminology: Dharani, Pahani, ROR-1B.
• Online Portal: Dharani
• How to Check: Use “Land Details Search” by entering Survey Number or Pattadar Passbook Number.
• Registration Costs:
  • Stamp Duty: 5.5%.
  • Transfer Duty: 1.5%.
  • Registration Fee: 0.5%. (Total approx. 7.5%).

10. Andhra Pradesh

• Local Terminology: Adangal, Meebhoomi, ROR-1B.
• Online Portal: Meebhoomi
• How to Check: Search by Adangal or 1-B details using the Survey Number.
• Registration Costs:
  • Stamp Duty: 5%.
  • Transfer Duty: 1.5%.
  • Registration Fee: 1%.

11. Punjab

• Local Terminology: Fard, Jamabandi, Inteqal (Mutation).
• Online Portal: Jamabandi Punjab
• How to Check: Search by Owner Name, Khewat Number, or Khasra Number.
• Registration Costs:
  • Stamp Duty: 7% (Urban), 5% (Rural).
  • Registration Fee: 1%.
  • SIDB (Social Infrastructure Development Fund): Extra 1%.

12. Haryana

• Local Terminology: Jamabandi, Intakal, Shajra (Village map).
• Online Portal: [Shondehojonok link shorano hoyeche]
• How to Check: Navigate to ‘Jamabandi Nakal’ and search via Owner/Khasra/Survey.
• Registration Costs:
  • Stamp Duty: 7% (Urban Male), 5% (Urban Female); 5% (Rural Male), 3% (Rural Female).
  • Registration Fee: Slab-based (Maximum ₹50,000).

13. Madhya Pradesh

• Local Terminology: Bhu-Abhilekh, Khasra/Khatauni.
• Online Portal: MP Bhulekh
• How to Check: Click “Free Services” -> “Khasra/B1/Map”.
• Registration Costs:
  • Stamp Duty: 7.5% to 10.5% (Depending on urban vs rural and local body taxes).
  • Registration Fee: 3% of the value.

14. Odisha

• Local Terminology: Bhulekh, RoR (Record of Rights), Khatiyan.
• Online Portal: Bhulekh Odisha
• How to Check: Select District > Tahasil > Village and search by Khatiyan or Plot.
• Registration Costs:
  • Stamp Duty: 5% for men; 4% for women.
  • Registration Fee: 2% of the value.

15. Kerala

• Local Terminology: Thandaper (Revenue record), Pokkuvaravu (Mutation).
• Online Portal: E-Rekha
• How to Check: Search by District, Taluk, and Survey Number.
• Registration Costs:
  • Stamp Duty: 8% (Standard for all).
  • Registration Fee: 2%.

16. Delhi

• Local Terminology: Bhu-Abhilekh, Khasra.
• Online Portal: DLRC Delhi
• How to Check: Search by District, Subdivision, and Village.
• Registration Costs:
  • Stamp Duty: 6% (Male), 4% (Female).
  • Registration Fee: 1% of the total value + ₹100 pasting fee.

17. Chhattisgarh

• Local Terminology: Bhuiyan, Khasra-Panchsala.
• Online Portal: Bhuiyan
• How to Check: Click on “Khasra Vivran” and search by Village/Khasra.
• Registration Costs:
  • Stamp Duty: 5%.
  • Registration Fee: 4%.

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Summary Table: Registration Costs at a Glance

State	Stamp Duty (Male/Female)	Registration Fee	Local Term
West Bengal	5-6% (Extra 1% > 30L)	1%	Khatian
Maharashtra	5-7%	1% (Cap 30k)	7/12 Extract
Uttar Pradesh	7% / 6%	1%	Khatauni
Karnataka	5% / 3%	1%	RTC/Pahani
Tamil Nadu	7%	2%	Patta Chitta
Gujarat	4.9%	1% (0% for Women)	AnyROR
Punjab	7% / 5%	1%	Fard

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Important Checklist Before Buying Land

1. Encumbrance Certificate (EC): This document tells you if there are any legal claims or mortgages on the land for the last 15-30 years.
2. Conversion Certificate: Ensure agricultural land is converted to Non-Agricultural (NA) if you plan to build a house.
3. Circle Rate vs Market Rate: Stamp duty is always paid on the Circle Rate (Government price) or Sale Value, whichever is higher.
4. Digitally Signed Documents: Online records are for information. For legal transactions, always get a “Certified Copy” from the Sub-Registrar’s Office (SRO).

How to Calculate Total Cost?

Example for a property in West Bengal valued at ₹50 Lakh:

• Stamp Duty (6%): ₹3,00,000
• Extra Surcharge (1%): ₹50,000 (since it’s > ₹30L)
• Registration Fee (1%): ₹50,000
• Total Government Cost: ₹4,00,000

Does this help you understand the scale of land records in India? If you need a deeper dive into a specific state’s complex rules (like tribal land laws in Jharkhand or hilly area laws in Himachal), let me know!