What each Karnataka
portal will not tell you

Department of Revenue, Government of Karnataka

RTC (Pahani), mutation register, tenancy columns

Answers

Who the revenue department records as holding and cultivating a survey number, its extent, its classification, and the kharab portion.

The gap

It does not establish ownership. The RTC is presumptive, not conclusive, and a person can appear on it with no valid title while a true owner is absent. It also carries no encumbrance information whatsoever.

Column 11 is the load-bearing field, because it links the current entry back to the mutation that created it. A chain traced without reading column 11 is a chain traced from assertions.

Department of Stamps and Registration, Government of Karnataka

Encumbrance Certificate (Form 15 and Form 16), certified deed copies, guidance value

Answers

Which instruments were registered against a property in the period searched, and the actual text of the deeds that make up the chain.

The gap

The EC only reflects what was indexed at the sub-registrar office searched, for the period requested. An equitable mortgage created by deposit of title deeds is never registered and never appears. A change of survey number, or a deed registered at a different office, can leave a genuine transaction off the certificate entirely.

Form 16 means nil encumbrance for that period, not a clean property. Reading a Form 16 as "no mortgage" is the single most common misreading in Indian retail conveyancing.

Department of Survey Settlement and Land Records

11E sketches, survey sketches, cadastral position

Answers

The precise boundary and extent of a sub-divided portion, and where a survey number physically sits.

The gap

It says nothing about who owns the land or whether it can be sold. A perfect 11E on a parcel with a broken chain of title is a well-measured problem.

Where an 11E has not been issued, a sale of part of a survey number is spatially undefined, which obstructs registration and mutation regardless of how sound the title is.

Rural Development and Panchayat Raj Department

Form 9 and Form 11

Answers

Gram Panchayat property tax records for non-agricultural property in rural areas.

The gap

A Form 9 is a tax record, not a title document, and one issued over agricultural or government land is an irregularity rather than a right. It cannot be read as evidence that the land was validly converted.

A Form 9 outside a notified gramthana boundary is a known pattern and should be checked against the conversion order rather than taken at face value.

BBMP and other urban local bodies

Khata certificate, khata extract, property tax record

Answers

Who the municipal body holds liable for property tax on an urban holding.

The gap

A Khata is an account, not ownership. It does not transfer title, and a Khata standing in a seller's name is not evidence that the seller owns the property. B-Khata additionally signals an approval deficiency that restricts plan sanction and bank finance.

Khata transfer follows a sale; it does not effect one. Treating a Khata transfer as the transaction is a recurring and expensive error.

National Informatics Centre, for the Indian judiciary

Case status across district courts and High Courts

Answers

Whether a suit involving a named party is pending or decided.

The gap

Indian cause lists index by party name, not by property. There is no way to search "cases affecting this survey number", so a litigation search is only as complete as the list of owner names you feed it. It also will not surface a caveat filed before any suit is numbered.

The search must cover every owner in the recent chain, not just the seller, and must account for name-spelling variance across Kannada and English transliterations.

Central Registry of Securitisation Asset Reconstruction and Security Interest

Filed security interests over property

Answers

Whether a lender has registered a charge, including equitable mortgages that never reach an Encumbrance Certificate.

The gap

It only shows what lenders actually filed. A charge never filed, or filed against a differently-described property, will not appear. It is a necessary check, not a sufficient one.

This is the only systematic route to an equitable mortgage. A clean EC with no CERSAI search is an incomplete encumbrance position, and most retail title checks skip it.

Karnataka Real Estate Regulatory Authority

Project registration, promoter details, approvals, complaints

Answers

Whether a project is registered, what was declared to the regulator, and the promoter's track record.

The gap

It covers registered projects only. Land transactions, unregistered projects and anything below the registration threshold sit entirely outside it, and a registration is a disclosure filing rather than a verification of the underlying title.

A project that legally required registration and does not appear is itself a finding, independent of any title question.