January 22, 2026

Land Records (Bhulekh) Guide Download 7 12, Jamabandi & Khatauni Online

🚜 24x7 Resource: Digital Land Records (Bhulekh)

The Property Hub

Access the legal proof of your land ownership.

  • Central Portal: dilrmp.gov.in (Digital India Land Records Modernization Programme).
  • State Portals: Bhulekh (UP), Mahabhulekh (Maharashtra), AnyRoR (Gujarat), Dharani (Telangana).
  • Key Document: RoR (Record of Rights).
  • Motto: "Computerization of Land Records for Transparency."
🏛️ LEGAL REALITY: Possession is not 9/10ths of the law in India; the Revenue Record is. If your name is not in the electronic Khatauni or Jamabandi, you technically do not own the land, even if you have built a house on it. Monitoring this database is essential to prevent "Land Grabbing."

Introduction: The End of the "Patwari Raj"

(Why You Need to Check This Today)

For centuries, the Patwari (Village Accountant) was the most powerful man in rural India. He held the Bahi-Khata (Ledger). If he wanted, he could quietly change a name, strike off an heir, or alter a boundary.

To stop this, the Government of India launched the DILRMP (Digital India Land Records Modernization Programme). The goal was to digitize every single inch of land in India.

Today, almost every state has a transparent online portal.

  • You can check if the plot you are buying is actually owned by the seller.
  • You can check if the land is mortgaged to a bank (Boja).
  • You can see the exact map (Bhu-Naksha) of the plot.

However, the terminology is confusing. In Maharashtra, it is called 7/12. In UP, it is Khatauni. In Punjab, it is Jamabandi. This "24x7 Resource Page" decodes these terms and provides direct links to the state archives, ensuring you never have to beg a government official for your own papers again.

📖 Decoding the Jargon: What are you looking for?

Before you visit the website, you must know the "Code Words" of revenue.

1. Khasra Number (The "Aadhaar" of Land)

  • What it is: A unique number assigned to a specific plot of land in a village.
  • Analogy: Just like your house has a "Plot No." in a city, your farm has a "Khasra No." in a village.
  • Example: Khasra No. 124.

2. Khata / Khewat Number (The "Family" ID)

  • What it is: A number assigned to a set of owners.
  • Analogy: If a family of four brothers owns five different Khasra plots together, all those plots will be grouped under one "Khata Number."

3. Khatauni (The "Statement")

  • What it is: The document that lists all the land holdings of a person or family.
  • Use Case: If you want to know "How much total land does Mr. Sharma own in this village?", you download his Khatauni.

4. Mutation (Dakhil-Kharij)

  • What it is: The process of changing the owner's name in the records after a sale or death.
  • Status: You can track if your Mutation application is "Pending" or "Approved" on the portal.

🔍 How to Download the Record (State-by-State Guide)

While every state has a different website, the logic is the same.

1. Uttar Pradesh (UP Bhulekh)

  • Portal: upbhulekh.gov.in
  • Steps:
    1. Select District -> Tehsil -> Village.
    2. You can search by Name (Hindi typing required) or Khasra Number.
    3. Enter Captcha.
    4. Download: "Uddharan" (Extract).
  • Tip: Look for the column "Aadesh" (Orders). This shows if there is a court stay or bank loan on the land.

2. Maharashtra (Mahabhulekh)

  • Portal: bhulekh.mahabhumi.gov.in
  • Document: 7/12 Extract (Satbara Utara).
  • Structure:
    • Village Form 7: Ownership details & Rights.
    • Village Form 12: Crop details (What are they growing?).
  • Digital Sign: You can pay a small fee (₹15) to get a Digitally Signed 7/12, which is valid for legal purposes.

3. Gujarat (AnyRoR)

  • Portal: anyror.gujarat.gov.in
  • Document: Village Form 7 or 8A.
  • Feature: It shows the history of the land since 1950 (Old Scanned Records).

4. Karnataka (Bhoomi)

  • Portal: landrecords.karnataka.gov.in
  • Document: RTC (Rights, Tenancy and Crops).
  • Innovation: Karnataka was the pioneer. You can even check the "Mutation Status" by entering the transaction number.

5. Punjab/Haryana (Jamabandi)

  • Portal: jamabandi.punjab.gov.in
  • Document: Fard (Copy of Rights).
  • Feature: Shows the "Khewat" (Owner) and "Khasra" (Plot) relationship clearly.

🗺️ Bhu-Naksha: The Map View

Knowing the owner is not enough. You need to know the shape.

  • Portal: Most states have a separate link called Bhu-Naksha.
  • How it works: It opens a digitized map of the village.
  • Click & Check: Click on any polygon (plot), and it will pop up the owner's name.
  • Why check: If your neighbor has moved his fence into your land, the Bhu-Naksha is the primary evidence to prove the original boundary.

🏘️ Urban Property: The "Property Card"

The Khasra/Khatauni system is mostly for Rural (Agricultural) land. For Urban (City) houses, the document is different.

  • Name: Property Card (Malmatta Patrak) or City Survey Record.
  • Scheme: The SVAMITVA Scheme is currently using drones to map rural residential areas (Abadi) and issue Property Cards to villagers who previously had no paper proof of their homes.

⚠️ The "Computer Record" vs. "Original Record"

This is the biggest confusion.

  1. Informational Copy: The free PDF you download without a login is usually marked "For Information Only. Not Valid for Legal Purposes."
    • Use: Good for checking status or personal verification.
  2. Certified Copy: To use the document in Court or for a Bank Loan, you need a Digitally Signed Copy (available on some portals for a fee) or a Physical Copy signed by the Tehsil office.
    • Tip: Always get a certified copy before buying land.

Your property toolkit:

❓ Frequently Asked Questions (FAQs)

Q1. My name is spelled wrong in the online record. What to do?

You cannot change it online yourself.

  • Procedure: File an application for "Parimarjan" (Correction) on the portal (if available) or submit a physical application to the Tehsildar/SDM. You will need an affidavit and ID proof.

Q2. Is the online record always updated?

Ideally Yes, practically No.

  • There is often a lag. If you bought land yesterday, it might take 30-45 days for the Mutation to reflect online. Until then, the record will still show the old owner.

Q3. What is "Abadi Land"?

It is the residential area of the village. Historically, revenue records (Khasra) were only kept for farming land to collect tax. The Abadi (housing) area was often unmapped. The SVAMITVA Scheme is now fixing this gap.

Q4. Can I see who took a loan on the land?

Yes. Look for the "Boja" or "Remarks" column in the RoR. If the land is mortgaged to a bank (e.g., KCC Loan), the bank's name will be listed there. Never buy land with an active "Boja" unless the seller clears it first.

Q5. What is a "Non-Encumbrance Certificate" (EC)?

While the Bhulekh shows ownership, the EC (issued by the Sub-Registrar Office) shows the history of transactions (sales/mortgages) over the last 13-30 years. You need both the Bhulekh (Current Status) and EC (History) to be safe.

Bookmark this page. Land is the only asset that lasts forever, but only if the paper says it's yours.