Purchasing or selling land in India is a multifaceted process that involves legal verification, revenue record checks, and significant financial planning for government taxes. Since land is a State Subject under the Indian Constitution, the laws, terminology, and tax structures vary drastically from one border to another.
To help you navigate this, I have compiled a comprehensive, state-wise guide. Each section is optimized for mobile viewing, featuring the local terminology used in that specific state and a detailed breakdown of registration requirements.
1. West Bengal
Local Terminology: Khatian (Record of Rights), Dag No (Plot No), Mouza (Village unit), Parcha.
| Category | Details |
| Official Portal | Banglarbhumi (banglarbhumi.gov.in) |
| How to Check | Use ‘Know Your Property’ with District, Block, and Mouza details. |
| Required Docs | Sale Deed, Mutation Certificate, PAN, Aadhaar, Land Tax Receipts. |
| Stamp Duty | 6% (Urban), 5% (Rural). Add 1% if property > ₹30 Lakh. |
| Registration Fee | 1% of the property value. |
2. Uttar Pradesh
Local Terminology: Khatauni (Cultivator register), Khasra (Plot history), Gata Number.
| Category | Details |
| Official Portal | UP Bhulekh (upbhulekh.gov.in) |
| How to Check | Select Tehsil/Village and search by Gata or Khata number. |
| Required Docs | Identity proof of buyer/seller, Khatauni copy, Stamp Paper. |
| Stamp Duty | 7% (Male), 6% (Female). |
| Registration Fee | 1% of the total value (Capped at ₹20,000 in certain cases). |
3. Maharashtra
Local Terminology: 7/12 Extract (Satbara), 8A (Holding summary), Property Card.
| Category | Details |
| Official Portal | Mahabhulekh (bhulekh.mahabhumi.gov.in) |
| How to Check | Choose Region and search via Survey Number or Name. |
| Required Docs | Index-II, Sale Deed, Occupation Certificate (for buildings). |
| Stamp Duty | 5% to 7% (Varies by city; includes Metro Cess). |
| Registration Fee | 1% of property value (Max ₹30,000). |
4. Karnataka
Local Terminology: RTC (Pahani), Akarband (Land boundaries), Khata.
| Category | Details |
| Official Portal | Bhoomi (landrecords.karnataka.gov.in) |
| How to Check | Search using Survey Number, Surnoc, and Hissa number. |
| Required Docs | Mother Deed, Tax Receipts, Encumbrance Certificate (EC). |
| Stamp Duty | 5% (> ₹45L), 3% (₹20L – ₹45L). |
| Registration Fee | 1% of the property value. |
5. Tamil Nadu
Local Terminology: Patta (Ownership), Chitta (Land info), Adangal (Crop/Type).
| Category | Details |
| Official Portal | TNregetinet (eservices.tn.gov.in) |
| How to Check | Enter District and Taluk to view Patta/Chitta copy. |
| Required Docs | Parent Documents (30 years), Encumbrance Certificate. |
| Stamp Duty | 7% of the market value. |
| Registration Fee | 2% of the market value. |
6. Delhi
Local Terminology: Bhu-Abhilekh, Khasra, Jamabandi.
| Category | Details |
| Official Portal | DLRC (dlrc.delhi.gov.in) |
| How to Check | Navigate by District and Sub-division to find Khasra info. |
| Required Docs | Original Sale Deed, NOC from DDA (if applicable). |
| Stamp Duty | 6% (Male), 4% (Female). |
| Registration Fee | 1% of total value + Fixed processing fees. |
7. Bihar
Local Terminology: Jamabandi (Register of land), Register-II.
| Category | Details |
| Official Portal | Bihar Bhumi (biharbhumi.bihar.gov.in) |
| How to Check | Click ‘Jamabandi Panji’ and search by Plot or Khata number. |
| Required Docs | Dakhil Kharij (Mutation) copy, Land Possession Certificate. |
| Stamp Duty | 6% (Male), 5.7% (Female). |
| Registration Fee | 2% of the property value. |
8. Punjab
Local Terminology: Fard (Copy of record), Jamabandi, Inteqal (Mutation).
| Category | Details |
| Official Portal | PLRS (jamabandi.punjab.gov.in) |
| How to Check | Search by Owner Name, Khewat, or Khasra Number. |
| Required Docs | Collector Rate verification, ID proof of witnesses. |
| Stamp Duty | 7% (Urban), 5% (Rural). |
| Registration Fee | 1% of the property value. |
9. Gujarat
Local Terminology: AnyROR (Any Record of Rights), VF7, VF8A, VF6.
| Category | Details |
| Official Portal | AnyROR (anyror.gujarat.gov.in) |
| How to Check | Select ‘View Land Record’ and enter Survey/Khata number. |
| Required Docs | Farmer Certificate (for agri-land), Sale Deed, PAN. |
| Stamp Duty | 4.90% (Total including basic + surcharges). |
| Registration Fee | 1% (Male), 0% (Exempt for Women). |
10. Rajasthan
Local Terminology: Apna Khata, Jamabandi Copy, Girdawari.
| Category | Details |
| Official Portal | Apna Khata (apnakhata.raj.nic.in) |
| How to Check | Select District on the map and find Tehsil records. |
| Required Docs | DLC Rate Certificate, Aadhaar, Photos of parties. |
| Stamp Duty | 6% (Male), 5% (Female) + 20% Surcharge on duty. |
| Registration Fee | 1% (Capped at ₹4 Lakh). |
Important Universal Steps for Land Transactions
1. Verification of the Encumbrance Certificate (EC)
Before buying, always check the EC for the last 15 to 30 years. This document confirms that the land is free from any legal disputes, mortgages, or unpaid loans.
2. Understanding Circle Rate vs Market Rate
The Circle Rate (or DLC/Guideline rate) is the minimum value set by the government. If you buy a property for ₹50 Lakh, but the government’s Circle Rate says it is worth ₹60 Lakh, you must pay Stamp Duty on ₹60 Lakh.
3. Mutation (Transfer of Ownership)
Registration is not the final step. After registration, you must apply for Mutation (e.g., Dakhil Kharij or Namantaran) in the local revenue office to ensure your name appears as the owner in the government’s land tax records.
Would you like the specific direct links for any of these portals or a guide on how to calculate the exact tax for a specific property value?Digital India Land Records: A Comprehensive State-by-State Handbook