Before you pay an advance, confirm the survey number on the ground, then check the RTC and mutation history, a 30-year Encumbrance Certificate, the survey sketch, whether the land is granted land (PTCL), and, for sites, the conversion order, layout approval and khata. Register the sale at the sub-registrar and apply for mutation. Take advice from a lawyer for every purchase.
This is a general checklist, not legal advice. Rules, fees and procedures change; confirm them on the official portals and with a lawyer before you buy.
1. Identify the land
- Find the parcel on a survey map and note its survey number and neighbours.
- Walk the boundaries with the seller and compare them with the four-side boundaries in the documents.
- For part of a survey number, insist on an 11E sketch so the portion you buy is surveyed.
2. Revenue records
- RTC (Pahani): the seller's name and extent, kharab, and any loans charged on the land. See how to check it online.
- Mutation register: how the seller became the owner (purchase, inheritance, partition) and that all heirs or co-owners have consented.
- Survey sketch and Akarband: the extent and boundaries match the RTC.
3. Title and encumbrances
- Encumbrance Certificate for at least 30 years, from Kaveri Online.
- The chain of title deeds (mother deeds) for the same period.
- No pending litigation, acquisition notice or bank charge.
4. Restrictions to check
- Granted land (PTCL): land granted by the government to SC/ST holders cannot be sold without government permission under the Karnataka SC/ST (Prohibition of Transfer of Certain Lands) Act. Ask whether the land is "granted land" and check the grant records.
- Agricultural land: since the 2020 amendment to the Karnataka Land Reforms Act, buyers who are not agriculturists can generally buy agricultural land, subject to the ceiling limits. Confirm your case with a lawyer.
- Government acquisition for roads, industrial areas or projects: check that the survey number is not notified.
5. Sites and layouts
- Conversion order: agricultural land must be converted to non-agricultural use (through the Deputy Commissioner's office) before it is used for a layout or building.
- Layout approval from the planning authority (for example BDA or BMRDA around Bengaluru, or the local urban development authority).
- Khata: the city's khata for urban sites, or the gram panchayat record through e-Swathu for rural property.
- RERA: projects that must register with RERA Karnataka show their registration number; check it on the RERA site.
6. Registration and after
- Check the guidance value for the area and the current stamp duty and registration fee on Kaveri Online before you budget.
- Register the sale deed at the sub-registrar's office.
- Apply for mutation so the RTC shows your name, and update the khata for sites.
Frequently asked questions
How many years of EC should I check?
Lawyers usually ask for at least 30 years, together with the title deeds for the same period.
Can a non-farmer buy agricultural land in Karnataka?
Since the 2020 amendment to the Karnataka Land Reforms Act, non-agriculturists can generally buy agricultural land, subject to ceiling limits. Confirm the rules for your case with a lawyer.
What is PTCL land?
Land granted by the government to SC/ST holders. Under the PTCL Act it cannot be transferred without government permission; a sale without it can be declared void.
Do I need conversion to build a house on farmland?
Yes. Agricultural land has to be converted to non-agricultural use before building or forming a layout.
Where do I check stamp duty and guidance value?
On the Department of Stamps and Registration's Kaveri Online Services portal, which shows the current guidance values and fees.
Related guides
- Karnataka land records, explained
- How to check your RTC (Pahani) online in Karnataka
- How to find the survey number of your land in Karnataka