Karnataka Property Verification
Buying or selling property in Karnataka involves verifying multiple official government records — each from a different department and portal. This guide explains the key documents involved and what Naaz Verify checks in each.
Government Records & Distinction: Naaz Verify may use information obtained from official government portals and records where applicable. Naaz Verify is not a government department, government authority, or government-certified title authority.
Legal Limitation:Naaz Verify's document verification assistance does not replace an independent legal opinion from a qualified advocate or other legally authorized professional.
RTC / Pahani (Record of Rights, Tenancy and Crops)
Bhoomi PortalThe RTC is the primary land record maintained by the Karnataka Revenue Department. It records the owner's name, survey number, extent of land, type (agricultural/non-agricultural), tenancy details, and crop information. An RTC is essential for any transaction involving agricultural land.
What Naaz Verify Checks
- ✓Current owner name vs. seller name
- ✓Survey number and land extent
- ✓Land conversion status (agricultural to non-agricultural)
- ✓Mutation entries and ownership history
- ✓Encumbrance or liability notes
Encumbrance Certificate (EC)
Kaveri 2.0 PortalThe Encumbrance Certificate, issued by the Sub-Registrar Office, lists all registered transactions on a property over a specified period — including sales, mortgages, leases, gift deeds, and partition deeds. A clean EC confirms no unregistered liabilities. An EC is mandatory for home loans and before purchase.
What Naaz Verify Checks
- ✓All registered transactions in specified period
- ✓Mortgage or loan registrations
- ✓Outstanding liabilities or court attachments
- ✓Consistency with sale deed chain
- ✓EC period coverage vs. seller ownership period
Bhoomi Records (Land Record System)
Bhoomi — Karnataka GovernmentBhoomi is the Karnataka government's computerised land records system. It digitises RTCs, mutation records, and related documents. Naaz Verify accesses Bhoomi data for current RTC status, mutation history, and occupancy records. Note: Naaz Verify is not affiliated with the Bhoomi system or the Karnataka government.
What Naaz Verify Checks
- ✓Current RTC extract
- ✓Mutation register entries
- ✓Occupancy type and extent
- ✓Land use classification
- ✓Pending mutations
Khata Document
BBMP / Local PanchayatA Khata is a municipal or panchayat record that identifies a property for tax purposes. An 'A Khata' indicates the property is legal and approved, while a 'B Khata' may indicate issues with plan approval. Khata transfer is required when property ownership changes. It is essential for BBMP properties in Bengaluru.
What Naaz Verify Checks
- ✓Khata category (A or B)
- ✓Owner name match with seller
- ✓Property tax payment status
- ✓Khata transfer history
Mutation Records
Revenue Department / BhoomiMutation is the process by which ownership is transferred in government revenue records after a sale, inheritance, or gift. Without mutation, the new owner's name does not appear in official land records even if the sale deed is registered. Naaz Verify traces the mutation chain to verify continuous legal ownership.
What Naaz Verify Checks
- ✓Mutation entries matching each ownership transfer
- ✓Gaps or inconsistencies in mutation chain
- ✓Pending mutation entries
- ✓Mutation date vs. registration date consistency
Survey Sketches (Tippan, Akarband, Hissa)
Survey Settlement and Land Records DepartmentSurvey sketches are government maps showing the exact dimensions, boundaries, road setbacks, and physical extent of a survey number. Tippan is the detailed field measurement sketch; Akarband is the revenue survey map; Hissa refers to a specific sub-division. These are critical to verify the property matches what is described in the sale deed.
What Naaz Verify Checks
- ✓Dimensions and extent match deed description
- ✓Road setback compliance
- ✓Boundary markers and adjacency
- ✓Sub-division or Hissa accuracy
Sale Deed & Title-Related Document Review
Sub-Registrar Office (SRO) / KaveriThe sale deed is the registered agreement transferring property rights between parties. Naaz Verify can review available title-related documents for consistency and identify apparent discrepancies or missing documents. This does not constitute a legal title opinion or guarantee of ownership.
What Naaz Verify Checks
- ✓Seller's name in available recorded deed
- ✓Consistency across link deeds in sequence
- ✓Stamp duty payment annotation
- ✓Registration number and date
- ✓Matching survey numbers across deeds
What Naaz Verify Does NOT Do
- We do not issue official government records or certificates
- We do not register or update government land records on your behalf
- We do not provide formal legal opinions or court-admissible legal advice
- We do not guarantee the outcome of property transactions
- We do not claim to have direct API access to or partnership with any government department
- We do not cover properties outside Karnataka in our standard service
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