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Buying in Andhra Pradesh? Assigned land doesn't announce itself.

The records here

Your documents are in Telugu. The engine reads Telugu.

Your pattadar passbook, EC, adangal, and every sale deed in the chain — read in their own language, with no translation step.

What Meebhoomi and the IGRS portal won't tell you.

They show recorded entries — not unregistered agreements, and not what the chain did before digitisation.

If a document is missing, your preliminary report names it, names the check it unlocks, and names the office holding it — the Sub-Registrar's office for certified copies and ECs, the MRO office for revenue records.

Andhra Pradesh · authorities, records, checks

Title check in Andhra Pradesh: who keeps the record, and what to verify

Andhra Pradesh administers land records through the Meebhoomi portal and registrations through the Registration and Stamps Department, and the state's Section 22-A list of prohibited properties is a check the seller's documents cannot stand in for: a deed can be in perfect order and the land still be unregisterable.

Compiled by the Property Opinion research team · last verified 23 September 2026

Who administers what

Registration & Stamps Department: Registration, encumbrance search, market value guidelines and the Section 22-A list.
Revenue Department (Mandal Revenue Officer, Village Revenue Officer): Adangal, ROR 1-B, pattadar passbooks and mutation, through Meebhoomi.
APCRDA, VMRDA and other Urban Development Authorities, and DTCP: Layouts and building permissions.
Endowments Department and Wakf Board: Temple and Wakf lands.
Survey, Settlement and Land Records: Survey sketches and sub-division of survey numbers.
AP RERA: Registered projects and promoters.

The records your report reads

Adangal (Pahani): The village accountant's yearly record of who holds and cultivates each survey number.
ROR 1-B (Record of Rights): Owner, extent and nature of each holding.
Pattadar passbook and title deed: The owner's booklet issued from the record of rights.
Section 22-A list: Survey numbers that are Government, endowment, assigned or otherwise barred from registration.
Conversion order: Whether agricultural land has been converted for non-agricultural use.
Layout approval or regularisation record: The authority's approval, or regularisation under the state's layout regularisation scheme.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908 as amended in Andhra Pradesh, with stamp duty under the Indian Stamp Act, 1899 as it applies in the state, generally charged on the higher of consideration and the market value guideline. Registration of survey numbers on the Section 22-A list is refused, so the list is searched before any purchase.

Encumbrance searches

Encumbrance certificates are issued by the Registration and Stamps Department and can be searched online for digitised periods; earlier years are searched at the Sub-Registrar's office. Because Meebhoomi records are updated by the revenue office after registration, the encumbrance certificate and the ROR 1-B are read against each other.

What a title check should verify in Andhra Pradesh

Is the survey number on the Section 22-A prohibited list?
Do the ROR 1-B, Adangal and pattadar passbook name the seller, with the survey number, sub-division and extent that the deed gives?
Is it assigned land under the Assigned Lands (Prohibition of Transfers) Act, 1977, Inam land, or land recorded as Government poramboke or waste?
Has agricultural land been converted, and is the plot in an approved or regularised layout?
Is any share of the land endowment or Wakf property?
Do the encumbrance certificate and ROR 1-B agree on the last transfer, or has a registered sale not yet been mutated?

Portal names and office structures change, and the law is applied to the facts of each property. Your report cites what your own documents and the records show, and names the office holding anything that is missing. It is an AI title analysis, not a legal opinion. Read a sample title scrutiny report or see the price.

What your report shows

Every finding linked to its source

— the document and clause, verifiable by you.

The checks that passed

— what was examined and found clean, listed. Including prohibited-list screening.

Search depth stated as a year

— "traced back to 1994," with the offices searched.

Limitations in the report

— what the record shows, and what it cannot.

Read a real report → · How the title scrutiny works →

Pricing

Preliminary ₹1,999 + GST (₹2,359 all-in) — covers up to 100 pages, then ₹10 a page. The full title report is a separate ₹1,999 + GST.

FAQ — ANDHRA PRADESH

How do I know if the land was ever assigned land?

Often, you can't — from the documents a seller shows you. The check screens against the prohibited list and reads the chain for the assignments and conditions that mark it. If the answer is uncertain, the report says so.

The chain goes back to before digitisation. Can you still check it?

Yes — older paper records are read in their own script, and where a record only exists at an office, the query names that office. A pre-digital chain is normal in this state, not an exception.

The seller says the 22-A issue "will be cleared soon."

Buy the property after it's cleared, not on the promise. Until then, the listing is what the law sees — and the report will show you exactly what it rests on.

It's the property check where you see everything it checked.

Start your title check

Districts we cover in Andhra Pradesh

The check is the same across Andhra Pradesh — the record terminology on this page applies statewide. Major districts, with dedicated district pages opening as search volume builds:

Visakhapatnam · NTR (Vijayawada) · Guntur · Nellore · Kurnool · Tirupati · East Godavari (Rajahmundry) · Kakinada · Anantapur · Chittoor

Coverage is not limited to this list — if the land records office for your district issues the documents, the engine reads them.