Khasra, Khatauni, Jamabandi, 7/12: Land Records Decoded

Your land record goes by a different name in almost every state: khasra, khatauni, jamabandi, 7/12, patta, khatian. Behind all those names is one simple idea: a government register that says which piece of land exists and who is recorded as holding it. Here is how to read yours in about five minutes.

What is a record of rights?

A record of rights is the state revenue department's register of who holds each parcel of land in a village. It is kept by the local revenue official, often called the patwari, talathi or village accountant, and updated when land is sold, inherited or divided.

It usually lists the holder's name, their share, the area, the type of land, and sometimes the crops grown and any loans charged on it. Think of it as the land's official "profile page" in the village.

One important caution: the record of rights is a revenue record, not a title deed. It shows who is recorded, not by itself who owns. Your registered sale deed, gift deed or inheritance papers are what prove title, so keep both together.

Parcel number vs ownership register: what is the difference?

There are two kinds of numbers in every land record, and mixing them up causes most of the confusion. One identifies the land; the other identifies the account it sits in.

The parcel number

The parcel number points to one piece of ground on the village map. In the north it is usually the khasra number. In the west and south it is a survey number, gat number or re-survey number. In West Bengal and Odisha you will hear dag or plot number.

This is the number that matters most for anything physical: finding the plot, demarcation of boundaries, or pointing a satellite at it.

The ownership register

The ownership register groups one or more parcels under a holder or family. In Uttar Pradesh this is the khatauni. In Punjab, Haryana and Rajasthan it is the jamabandi, and a certified copy is called a fard. In Maharashtra it is the 7/12 extract, in Tamil Nadu the patta, in Karnataka the RTC or pahani, and in West Bengal the khatian.

A single account can hold several parcels, and one parcel can be shared between several accounts. That is normal, especially with inherited family land.

What is your land record called in each state?

Each state names its record differently and runs its own online portal. The table below covers the states our NRI families most often ask about.

Portal names change from time to time, so if one does not load, search the state revenue department's official site. You can also use the tool below to jump straight to your state.

How do I find my khasra or survey number?

The quickest place to look is in papers you already have. Your parcel number is almost always printed on the sale deed, gift deed, partition deed or an old copy of the record of rights.

If you cannot find those papers, try these in order:

1. 1

   Check family paperwork

   Look through old sale deeds, property tax or land revenue receipts, loan papers, and any old fard, khatauni or 7/12 copy. The parcel number is usually on the first page or in a schedule at the end.
2. 2

   Search the state portal by name

   Most portals let you search by village and the holder's name. Pick your district, tehsil and village, then look for your father's or grandfather's name if the land was inherited.
3. 3

   Ask the patwari or talathi

   The local revenue official keeps the village map and registers. A relative or lawyer can ask them to confirm the parcel number from the holder's name.
4. 4

   Use the village map

   Some states publish digitized village maps, called cadastral maps or bhu-naksha. If you know roughly where the land is, you can match the shape on the map to the number.

Why do the records often not match?

A mismatch between the online record and your papers is common, and usually fixable. The most frequent cause is a mutation that was never filed after a sale or a death in the family, so the record still shows an older name.

Other causes include typing errors during digitization, old parcels that were split without the map being updated, and land consolidation that renumbered plots decades ago. We explain the fix in detail in our guide to mutation, intkal and dakhil-kharij.

If the record shows someone you do not recognize, stay calm. Get a certified copy, check whether an encumbrance certificate shows any recent transaction, and talk to a local property lawyer before doing anything else.

Online copy or certified copy: which do you need?

The online view is fine for checking; for official work you usually need a certified copy. Courts, banks and registrars often ask for a copy signed or digitally certified by the revenue office.

In Punjab and Haryana that certified copy is the fard. Several states now issue digitally signed copies online, which carry official weight. Where they do not, a trusted relative or a lawyer can collect one from the tehsil or taluka office for you.

Our advice: check the online record every few months, and keep a recent certified copy in your files. If a problem ever reaches a lawyer, that copy will be one of the first things they ask for.

What does PlotPehra need to start watching your land?

Very little. PlotPehra needs your parcel number (khasra, survey or gat) plus village, tehsil and district, or simply a pin dropped on a map. We never ask for a power of attorney, original documents, money or keys.

With that, we locate the plot and watch it on two fronts. In 19 states we read the record itself (khatauni, jamabandi, 7/12 and the rest) every week and flag a new owner, a new mutation or a changed share or area. And we look at every clear satellite image of the plot. A real person reviews every change and explains it in English and your home language, by email and WhatsApp.

Records tell you who is written down as the holder. Satellite images tell you what is actually happening on the ground. Together they cover both halves of the risk. See how it works or look at a sample report.

What should you do this week?

Start with one record and one number. Find your parcel number, open your state portal, and confirm your family's name appears as you expect.

If it does, save a copy and set a reminder to check again in six months. If it does not, that is your cue to call a local property lawyer. Either way, you now know more about your land than most people who live next to it. For state-by-state details, browse our state guides or the full glossary.