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Empty land invites guests
Start here · The complete guide
A calm, practical guide for NRIs: why empty land gets targeted, the four layers of protection, and a simple monthly and yearly checklist to run from abroad.
8 min readRead the guide
Check before you pay
⚖️ Legal basics 8 min read
How to verify land documents before buying in India: the 30-year title chain, record of rights, mutation, EC, court cases, land use, RERA and a site check.
Freeze it before it's sold
⚖️ Legal basics 8 min read
How to get a stay order on property or land in India: Order 39 CPC tests, status quo orders, how fast and how long they last, lis pendens, filing from abroad.
No khasra? Search by name
📜 Land records explained 7 min read
No khasra or survey number? See which state portals search land records by owner name, the spellings to try, and how to find all land in a late parent's name.
Lost your registry copy?
📜 Land records explained 7 min read
What a sale deed (bainama, registry, vikray patra) is, how to get a certified copy online or from the sub-registrar, state by state, and what to do if lost.
Sale money: NRO, not NRE
⚖️ Legal basics 8 min read
NRO account meaning, NRO vs NRE, and where property sale proceeds, rent and inherited money go. Plus the USD 1 million limit, Forms 145/146 and interest tax.
Who farms your field?
📜 Land records explained 8 min read
Girdawari means the patwari's crop inspection record, made each rabi and kharif. Learn what it shows, how to check it online and how to fix a wrong entry.
Bakshish = gift deed
📜 Land records explained 7 min read
Bakshish patra, bakhshish nama or tamleek nama means a gift deed. How a bakshish gift is registered, read in jamabandi and intkal, and what FEMA allows NRIs.
Ferfar decoded in English
📜 Land records explained 7 min read
Ferfar means a mutation entry in Maharashtra. How one is made after a sale or varas, the objection window, and how to check ferfar status and copies online.
Varasat online in UP
📜 Land records explained 7 min read
Apply for varasat online in UP on the Revenue Council's portal: who can apply, documents, Form RC-9, status check, objections, NRI tips and a missed heir.
Your field on the map
📜 Land records explained 8 min read
Bhu Naksha shows your village land map online. Find your state's map portal, open your plot by khasra or survey number, read it, and know what it cannot prove.
Is the award fair?
🛡️ Protecting your land 7 min read
Land acquisition compensation under the 2013 Act and the National Highways Act: market value, multiplier, 100% solatium, 12% interest, tax and TDS for NRIs.
Settle it, on paper
⚖️ Legal basics 7 min read
Family settlement deed explained: when registration is needed, stamp duty, how it differs from partition, a sample format, and signing it from abroad as an NRI.
Your will, from abroad
⚖️ Legal basics 6 min read
Can an NRI make a will in India? Yes. What makes it valid, whether will registration is mandatory, fees, probate after the 2025 change, and wills abroad.
Inherited isn't ancestral
⚖️ Legal basics 7 min read
Ancestral vs self-acquired property in India: what each means, why land inherited from your father is often not ancestral, and when a father can sell it.
Apostille or embassy?
⚖️ Legal basics 6 min read
How NRIs in the USA, UK, Canada or Gulf make a power of attorney for Indian property: apostille or consulate, stamping in 3 months, registration, validity.
OCI can inherit the farm
⚖️ Legal basics 6 min read
Yes, OCI card holders can inherit agricultural land in India, but can't buy it or take it as a gift. What FEMA allows for keeping, leasing and selling it.
Rural farmland: tax-free
⚖️ Legal basics 6 min read
Is agricultural land sale taxable? Rural farmland isn't a capital asset, so no capital gains tax; urban farmland is taxed. The 2-6-8 km test, exemptions, NRIs.
Stop 14% being held back
⚖️ Legal basics 7 min read
Lower TDS certificate for NRIs selling property in India: Form 13 (now Form 128), documents, timeline, buyer's TAN, FY 2026-27 rates and skipping it.
No will? Do it in order
⚖️ Legal basics 6 min read
How to transfer land after a parent dies without a will in India: legal heirs, heir certificate, mutation, family settlement and selling later, from abroad.
Equal to your brother
⚖️ Legal basics 6 min read
Does a daughter have a share in ancestral property? Yes, equal to a son's since 2005, married or not. What Vineeta Sharma says, exceptions, how to claim.
What's my land worth?
🛡️ Protecting your land 7 min read
Find your land's value in India: circle rate, ready reckoner, guideline value, jantri or DLC rate by state, the real market price, and tax on low sales.
Complain to the NRI body
⚖️ Legal basics 7 min read
How to file an NRI Commission Punjab complaint about land: what it can do, papers to attach, status check, and when the NRI police or a court fits better.
Undo a fake registry
⚖️ Legal basics 7 min read
Fake sale deed registered on your land? The first 48 hours, the civil suit to cancel it, the 3-year limit, a police complaint under BNS and stopping a resale.
Papers for the village house
📜 Land records explained 6 min read
What lal dora and abadi land mean, why village houses had no record of rights, and how the SVAMITVA drone survey and property card, or Gharauni, fix it.
Fix the spelling in records
📜 Land records explained 7 min read
Wrong spelling or father's name in your land record? How to apply to the tehsildar for correction, papers that prove it, a sample application and the NRI route.
Goa mutation: 15 days
📜 Land records explained 7 min read
How Goa land mutation works: apply on Goa Online, the 15-day Form X notice, documents, mutation status on DSLR, Form D for city land, and objecting from abroad.
Which office does what
📜 Land records explained 7 min read
Tehsildar meaning, patwari vs sub-registrar, SRO full form, and which office handles mutation, demarcation, deeds, EC and appeals, with state-wise names.
Your land's 14-digit ID
📜 Land records explained 6 min read
ULPIN, or Bhu-Aadhaar, is a 14-character ID for each land parcel in India. What it means, where it shows on your 7/12 or land record, and what it doesn't do.
Find your Kerala thandaper
📜 Land records explained 7 min read
A thandaper number is your landholder account at the Kerala village office. Find it on a tax receipt or Ente Bhoomi, pay land tax and get a thandaper copy.
Kabza, fard, intkal decoded
📜 Land records explained 6 min read
Kabza means possession, khatauni is the record of rights, fard is a certified copy. Search 55 Indian land words in English, with meanings and spellings.
J&K records, by hand
📜 Land records explained 7 min read
How to check Jammu & Kashmir land records on the LRIS portal, read the jamabandi and girdawari, get a fard, protect migrant property and keep watch from abroad.
Ente Bhoomi, made simple
📜 Land records explained 7 min read
Check Kerala land records on Ente Bhoomi and Revenue e-Services: digital survey map, thandaper copy, BTR, land tax and pokkuvaravu, step by step, for NRIs.
Form I & XIV, line by line
📜 Land records explained 8 min read
View your Goa Form I & XIV free on the DSLR site, read every field, get a signed copy on Goa Online in two days and track mutation notices on your survey.
HimBhoomi jamabandi, read
📜 Land records explained 7 min read
Check your Himachal jamabandi on HimBhoomi, find your khewat by name, read every column of the nakal, get an attested copy and spot an intkal you never made.
Hill khatauni, decoded
📜 Land records explained 7 min read
Check your Uttarakhand khatauni on Devbhoomi Bhulekh step by step, read every Hindi column, get a certified copy and spot a dakhil-kharij nobody told you about.
Your Delhi khatauni, read
📜 Land records explained 8 min read
Check Delhi land records on Bhulekh Delhi (DLRC): find your village, open the khatauni, read every column, get a certified copy and spot a secret mutation.
Your khatian, line by line
📜 Land records explained 9 min read
How to see your West Bengal khatian and plot on Banglarbhumi: login, block, mouza, dag number, every column, certified copies and what to do if it changes.
Your Adangal, decoded
📜 Land records explained 8 min read
How to view your Adangal and ROR-1B on Meebhoomi step by step, read every column, find your LP number after the AP resurvey, and act fast if the record changes.
Dharani’s gone. Now what?
📜 Land records explained 9 min read
Dharani is gone: how to check Telangana land records on Bhu Bharati step by step, read every field, get a certified copy and appeal a wrong entry from abroad.
Your patta, line by line
📜 Land records explained 8 min read
How to view patta, chitta and the A-register online in Tamil Nadu, read each column, verify a copy, transfer a patta and act on a change you didn't expect.
Your Pahani, decoded
📜 Land records explained 9 min read
Check your Karnataka RTC (Pahani) on Bhoomi step by step, read every column and mutation entry, get a signed copy, and spot a change you never agreed to.
AnyROR 7/12 & 8A, decoded
📜 Land records explained 8 min read
Check your 7/12 and 8A on AnyROR Gujarat: the exact dropdowns, how to read every column, digitally signed copies, common errors and spotting a suspicious entry.
Your Satbara, line by line
📜 Land records explained 8 min read
Check your 7/12 utara (Satbara) and 8A online on Mahabhumi, read every column, get a digitally signed copy for ₹15, and spot a ferfar you never agreed to.
Where to complain, exactly
🛡️ Protecting your land 6 min read
Where to file a land grabbing complaint in India: police e-FIR, SP and magistrate, revenue officer, CM grievance portals, land-mafia cells and NRI help desks.
Run it calmly from abroad
🛡️ Protecting your land 7 min read
A calm, complete NRI checklist for managing land or a house in India from abroad: records, mutation, tax, tenants, caretakers, visits, documents and monitoring.
Which certificate for land?
⚖️ Legal basics 6 min read
Legal heir certificate or succession certificate after a death in India? What each is, who issues it, which one land mutation needs, and how NRI heirs apply.
Tenant won't leave?
⚖️ Legal basics 5 min read
Tenant refusing to vacate your farmland in India? Why state tenancy law decides everything, what to check first, and a calm, lawful plan to get your land back.
Family won't share? Plan
⚖️ Legal basics 6 min read
Brother not giving your share, or a relative in kabza of family land in India? What co-owners' rights mean, the 12-year rule, and a step-by-step plan for NRIs.
Undo a wrong mutation
⚖️ Legal basics 6 min read
Wrong mutation on your land? How to object to, appeal or cancel an intkal, dakhil kharij or ferfar entry: who hears it, time limits, papers and when to sue.
Your name, gone? Fix it
📜 Land records explained 5 min read
Your name deleted from the land record (jamabandi, khatauni, 7/12)? Find out why, get the right papers, and fix it: correction, objection, appeal or court.
Sold behind your back?
📜 Land records explained 6 min read
Worried someone sold your land in India with a fake registry? How to check registered deeds, EC and mutation online by state, and what to do the same week.
Your khatiyan, decoded
📜 Land records explained 9 min read
Check your Odisha RoR (khatiyan) on Bhulekh step by step: the exact dropdowns, every column on the front and back page, certified copies and warning signs.
Khasra & B-1, decoded
📜 Land records explained 8 min read
Check your MP Bhulekh khasra and B-1 online on WebGIS 2.0: exact steps, every field explained, certified copies, common errors and what a new order means.
Your Bihar jamabandi, read
📜 Land records explained 10 min read
Check your Bihar Bhumi jamabandi (Register II) online, read every column, track dakhil kharij status, object to a mutation and get a signed copy from abroad.
Your jamabandi, decoded
📜 Land records explained 8 min read
How to see your Rajasthan jamabandi nakal on Apna Khata: every step and OTP, reading each column, signed copies, fixes, and what to do if a mutation appears.
Your khatauni, decoded
📜 Land records explained 9 min read
How to check UP Bhulekh khatauni online by khata, khasra or owner name, read every column, get a certified copy and act fast if an entry changes.
Read your nakal right
📜 Land records explained 9 min read
Check your Haryana jamabandi online at jamabandi.nic.in: the exact dropdowns, every nakal column explained, certified copies, fixes and fraud warning signs.
Read your fard in 2 min
📜 Land records explained 9 min read
Check your Punjab jamabandi online on PLRS step by step, read every column of the fard, get a signed copy for ₹25 a page and spot a mutation done in secret.
Sold without your consent?
🛡️ Protecting your land 7 min read
How NRI property fraud happens in India: fake owners at the registry, forged POAs, false heirs and double sales. Warning signs, safeguards and what to do next.
Spot a secret sale early
📜 Land records explained 7 min read
What an encumbrance certificate shows, Form 15 vs Form 16, how to get an EC online in Tamil Nadu, Karnataka and Andhra, and why NRIs should check it every year.
Split it fairly, on paper
⚖️ Legal basics 7 min read
How ancestral land is divided in India: coparceners, daughters' equal rights, family settlement, registered partition deed and revenue partition, for NRIs.
Get it in writing
📜 Land records explained 7 min read
Can an NRI file RTI for land records? Who can apply, the Rs 10 fee, online portals, 30-day deadline, first appeal, and sample questions for mutation files.
Gift, will or release?
⚖️ Legal basics 7 min read
Gift deed, will or relinquishment deed for family property in India? Compare stamp duty, registration, revocability, tax and FEMA limits for NRI families.
Fence it right, first time
🛡️ Protecting your land 7 min read
Barbed wire, chain-link, precast or brick wall? How NRIs can choose fencing for an empty plot in India, costs, permissions, and why demarcation comes first.
Sell it. Send it home.
⚖️ Legal basics 7 min read
How an NRI sells inherited land or a house in India: title and mutation, heirs' consent, buyer's TDS, lower-TDS certificate, capital gains and repatriation.
Where does your land end?
📜 Land records explained 7 min read
How land demarcation (nishandehi, hadbast, mojani) works in India: who measures, documents, notice to neighbours, attending from abroad, and disputing a report.
Every state portal, 1 table
📜 Land records explained 8 min read
How to check land records online in all 20 major Indian states: the portal, record name and parcel number to search, plus certified copies and common fixes.
Inherit yes. Buy no.
⚖️ Legal basics 7 min read
NRIs and OCIs can't buy farmland, plantations or farmhouses in India, but they can inherit them. What FEMA allows for buying, gifts, inheritance and selling.
Lease it. Keep it.
🛡️ Protecting your land 6 min read
How NRIs can lease farmland in India more safely: a written lease, registration, short terms, rent by bank, cultivator records and regular checks on the land.
Punjab land, explained
📜 Land records explained 5 min read
A practical Punjab land guide for NRIs: PLRS, jamabandi and fard, khasra and killa, kanal and marla, intkal, girdawari, NRI police stations and next steps.
What clouds hide (and don’t)
🛰️ Satellites & technology 7 min read
What optical satellites can and can't see through monsoon cloud, how long the gaps last by region, what radar is, and how to keep watching land in India.
Who’s really watching?
🛡️ Protecting your land 6 min read
Relative, caretaker, property manager or satellite monitoring? An honest comparison of cost, objectivity, evidence and awkwardness for NRIs with land in India.
Still in Dad’s name?
📜 Land records explained 6 min read
What land mutation (intkal, dakhil-kharij) is, its name in each state, why delaying inheritance mutation is risky for NRIs, and how to check its status online.
7 quiet warning signs
🛡️ Protecting your land 6 min read
Seven quiet signs that someone has started using your land in India, what each looks like on the ground and from satellite, and what to do next from abroad.
Someone’s on your land
⚖️ Legal basics 6 min read
Found someone on your land in India? A calm 30-day plan for NRIs: evidence, certified records, demarcation, police complaint, legal notice and court.
The 12-year clock
⚖️ Legal basics 6 min read
What adverse possession really means for land in India: the 12-year rule, Article 65 vs 112, why the 3-year rule is a myth, and why dated evidence matters.
Your land’s 10-year diary
🛰️ Satellites & technology 6 min read
Free ways to see old satellite images of your land in India, their limits, and what a year-by-year history reveals about crops, structures and the 12-year rule.
Your land record, decoded
📜 Land records explained 7 min read
Khasra, khatauni, jamabandi, 7/12, patta, khatian: what your Indian land record is called in each state, where to find it online and which number matters.
Before you sign a POA
⚖️ Legal basics 6 min read
When an NRI needs a power of attorney for land in India, GPA vs SPA, signing one abroad, how POAs get misused, and simple safeguards to stay in control.
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