Karnataka land records
Land records in every Karnataka district
Karnataka splits its land records across several state portals and no single one shows the full picture. Bhoomi holds the RTC and mutation register for agricultural land, Kaveri issues Encumbrance Certificates and certified copies of registered deeds, Mojini and Dishaank hold survey sketches, and e-Swathu issues Form 9 and Form 11 for rural non-agricultural property. A complete title file needs all of them, plus a litigation search on eCourts and a CERSAI search for charges that never reach the Encumbrance Certificate.
What each record answers
| Record | Source | Answers |
|---|---|---|
| RTC (Pahani) | Bhoomi | Who is recorded as holding and cultivating agricultural land, its extent, classification and kharab. |
| Mutation register | Bhoomi | Which transaction caused each change in the revenue record - the link back from an RTC entry to its source deed. |
| Encumbrance Certificate | Kaveri Online Services | Which instruments were registered against the property in the period searched (Form 15), or that none were (Form 16). |
| Certified copies of deeds | Kaveri Online Services | The actual registered instruments that make up the chain of title. |
| 11E sketch and survey records | Mojini / Dishaank | The precise boundary and extent of a sub-divided portion of a survey number. |
| Form 9 and Form 11 | e-Swathu | Gram Panchayat property tax records for rural non-agricultural property. |
| Khata / e-Khata | BBMP or the relevant municipal body | Who the municipal body holds liable for property tax on an urban holding. |
| Litigation search | eCourts | Whether any suit concerning the property or its recent owners is pending before the district courts or the High Court. |
| Security interest search | CERSAI | Whether a lender has filed a charge - including an equitable mortgage that never reaches the Encumbrance Certificate. |