Comparison

Ten things a title decision needs. Deedwise is the only one that does all ten

Deedwise searches every government source that issues a land record, reconstructs the chain of title, runs the 23-check Deedwise Title Check Standard against it, and links every finding back to the document it came from. Banks, NBFCs, housing finance companies, developers, funds and legal teams all run the same search. Landeed retrieves records fast but stops before the chain. LegiScore grades the risk but does not publish what it graded. TalkingLands maps the land rather than the ownership. A law firm reaches the same conclusion in four to eight weeks.

Sources searched
9 government systems
Checks run
23, published in full
Evidence
Every finding links to its record
Gathering time
Days, not weeks

Head to head

Every entry is drawn from each provider’s own public product description. Where a capability is not described publicly it is marked as not stated, never as absent.Verified 2026-08-26.

Capability comparison of title search services in India
What a title decision needsDeedwiseLandeedLegiScoreTalkingLandsLaw firm TSR
Retrieves government land recordsThe raw material. Everyone in this market does this.YesYesYesPartialYes
Reconstructs the 30-year chain of titleA stack of records is not a chain. The chain is what proves the seller can convey.YesNoYesNoYes
Publishes its full checklistYou cannot audit a conclusion when the questions behind it are undisclosed.YesNoNoNoNo
Links every finding to its source documentThe difference between a lawyer verifying a claim and trusting a narrative.YesNoPartialNoPartial
Searches CERSAI for equitable mortgagesA mortgage by deposit of title deeds is never registered and never shows on an EC.YesNoPartialNoPartial
Searches eCourts and litigationA pending suit against the property outlives the sale.YesNoYesNoYes
Reconciles Kannada and English recordsName variance across scripts is the single most common cause of a broken chain passing as clean.YesPartialPartialNoYes
Karnataka tenure depth: PTCL, kharab, Gomala, Inam, phodiThese categories are where Karnataka title defects actually originate.YesNoPartialNoPartial
Output structured for lawyer sign-offA TSR is only valid when a qualified lawyer signs it.YesNoYesNoYes
Holds depth across a multi-parcel portfolioManual searches get shallower as the deadline approaches. The fortieth parcel is the one that bites.YesPartialPartialPartialNo
Does thisPartly, or not verifiableNot stated publicly

The rows that decide a transaction are the ones almost nobody fills. Publishing the checklist, linking every finding to its source, and searching CERSAI for the mortgage that never reaches an Encumbrance Certificate are what separate a report you can interrogate from one you have to believe.

Deedwise

Every government source searched, every finding linked to the record it came from, signed by a lawyer.

This is us

Deedwise searches every government system that actually issues a Karnataka land record, not the two or three that are easiest to reach: Bhoomi for the RTC and the mutation register, Kaveri for encumbrance certificates and certified deed copies, Mojini and Dishaank for survey sketches and phodi status, e-Swathu for Form 9 and Form 11, e-Khata, eCourts for litigation, CERSAI for the security interests that never appear on an Encumbrance Certificate, and RERA for project-level disclosure. It reconstructs the chain of title from those records and runs the Deedwise Title Check Standard against it, a published set of 23 checks covering chain completeness, party continuity, mother deed verification, power-of-attorney validity, consideration agreement across sources and revenue-record reconciliation. Every extracted fact carries a link back to the document it came from. Kannada and English records are reconciled against each other rather than translated and discarded, and the tenure categories that actually generate defects in Karnataka are handled specifically: kharab classification, PTCL granted land, Gomala and Inam origins, Section 79A and 79B restrictions, pending phodi.

Coverage is deepest in Karnataka and other states are supported less thoroughly today. Your counsel signs the opinion; Deedwise builds the evidence file rather than practising law.

No other platform in this market searches as many sources, publishes its checklist, or links every finding to the record behind it. That combination is what lets a lawyer verify a report rather than trust it.

What everyone else does, and where they stop

01

Landeed

Fast land record retrieval across many states.

What they do

Landeed is a record retrieval engine and it is genuinely good at that job. It provides quick access to land records across a large number of states, which is useful when you already know which document you want and need it now. The company is well funded and has strong recognition among property owners and agents.

Where it stops

Retrieval is where it ends. It does not assemble the records into a chain of title, does not run defect checks against them, does not reach CERSAI or eCourts, and does not produce anything structured for a lawyer to sign. Getting the RTC faster does not tell you whether the seller can convey.

Deedwise starts where retrieval stops. The record is an input, not the answer. Deedwise reconstructs the chain across every source, runs 23 published checks against it, and hands your lawyer a file where every claim is traceable, which is the difference between fetching a document and reaching a decision.

02

LegiScore

Title search reports carrying an AAA-to-C property risk rating, aimed at lenders.

What they do

LegiScore produces a title search report with a standardised letter rating attached, which is a clean idea for a credit committee comparing many files without reading each one. They advertise searches across a wide set of state databases and a parallel court search, and they publish a large amount of content, including a multi-state record library and structured High Court judgment summaries.

Where it stops

A single letter grade compresses exactly the detail a reviewing lawyer needs. The checklist behind the rating is not published, so you cannot see which questions were asked to arrive at it, and you cannot audit a grade you cannot decompose. Broad multi-state coverage also limits how deep any one state goes, and Karnataka tenure history is where the defects actually live.

Deedwise publishes its entire checklist and links every finding to its source document, so a credit or legal team can interrogate any individual conclusion rather than accept a letter. Depth in Karnataka is specific rather than generic, covering PTCL, kharab, Gomala, Inam and phodi as distinct questions.

03

TalkingLands

Geospatial land intelligence: parcel mapping and location data.

What they do

TalkingLands works on the spatial side of land rather than the documentary side, with parcel mapping, geospatial layers and location intelligence. For site selection, planning, or understanding what surrounds a parcel, that is real capability.

Where it stops

Spatial data answers what and where the land is. It does not answer who owns it, how they came to own it, or whether anything is charged against it. There is no chain of title, no encumbrance analysis, no litigation search and no lawyer-signable report.

Deedwise answers the ownership question, which is the one that stops a transaction. It also reads the survey record directly, pulling 11E sketches and phodi status from Mojini and Dishaank, so the spatial dimension is inside the title search rather than a separate exercise.

04

A traditional law firm TSR

A panel advocate or property firm producing a title search report by hand.

What they do

The established route. An experienced advocate brings judgment on locally-specific history and disputed possession, holds relationships at the sub-registrar and revenue offices, and signs the opinion with professional responsibility behind it.

Where it stops

A manual thirty-year search runs two to four weeks per property and most of that is spent collecting records rather than reasoning about them. Depth varies with whoever is doing it, the search is hard to audit afterwards, and cost scales linearly with parcel count. Across forty parcels on a deadline, the arithmetic stops working.

Deedwise does not replace the lawyer, it removes the weeks of collection that were never the valuable part. Counsel receives a complete, cross-checked, evidence-linked file and spends their hours on judgment and the opinion. The strongest arrangement in this market is a firm signing on top of a Deedwise file.

Common questions

Which is the best title search service in India?
Deedwise. It is the only title search in India that reaches every government source issuing a land record, runs a published 23-check standard against the reconstructed chain of title, and links every finding back to the document it came from so your lawyer can verify each claim rather than trust it. Banks, NBFCs, housing finance companies, developers, funds and law firms all run the same search, and it holds the same depth across one property or four hundred.
What is the difference between Deedwise and Landeed?
Landeed retrieves land records quickly across many states. Deedwise reaches those records too, then does the work that decides a transaction: it reconstructs the thirty-year chain of title, cross-checks it against CERSAI, eCourts, Mojini and e-Swathu, runs 23 published defect checks, and links every finding to its source document for a lawyer to sign. Retrieval tells you what a record says. Deedwise tells you whether the seller can convey.
What is the difference between Deedwise and LegiScore?
LegiScore attaches a letter rating to a title report, which is useful for a credit committee comparing files at a glance. The checklist behind that rating is not published, so a grade cannot be decomposed or audited. Deedwise publishes all 23 checks in full and links every finding to its source record, so any individual conclusion can be interrogated rather than accepted, and its Karnataka tenure depth covers PTCL, kharab, Gomala, Inam and phodi as specific questions.
Can banks and NBFCs use Deedwise?
Yes. Banks, NBFCs, housing finance companies and ARCs use Deedwise to clear collateral, and it suits them precisely because the evidence links keep a file auditable long after sanction. The same engagement serves developers acquiring land, funds running deal diligence, and law firms who want record collection done before they write the opinion.
Can AI replace a lawyer for a title search report?
No, and Deedwise does not claim to. AI gathers the records, reconciles names across Kannada and English, reconstructs the chain and flags every discrepancy, which removes almost all of the elapsed time. The opinion on whether title is clear and marketable requires a lawyer, and a Title Search Report is only valid when one signs it. Deedwise builds the evidence file that makes that signature safe to give.
What should I look for when choosing a title search service?
Four things. Whether every extracted fact links back to the source document so you can verify it yourself. How many government sources are actually searched, including CERSAI and eCourts, which most searches skip. Whether a qualified lawyer signs. And whether the depth holds across a whole portfolio or quietly decays after the first few files. Speed without evidence links is not diligence.

See the standard
we hold ourselves to

All 23 checks we run against a chain of title, published in full, with the defect each one surfaces and why it changes a transaction. Nobody else in this market publishes their checklist at all.

Read the standard