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Buying in Rajasthan? Your khatauni shows the record — the deeds behind it are what the check reads.

The records here

Your documents are in Hindi. The engine reads Hindi.

Your khatauni, sale deeds and the older jamabandi papers — read in their own language, with no translation step and no document set aside because of its script. The state's Apna Khata portal shows the entries; the deeds behind them are what the check reads.

What the record won't tell you.

A khatauni entry does not show whether the land is gair-khatedari (government) land in someone's long possession, whether the land is nazool, or whether the mutation was ever recorded against the actual conveyance. Registration records a transaction; it does not prove ownership.

If a document is missing, your Preliminary Title Scrutiny Report names it, names the check it unlocks, and names the office holding it — the Sub-Registrar's office for deeds, the Patwari's circle for khatauni records.

Rajasthan · authorities, records, checks

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

Rajasthan's khatedari system decides the tenure, and much of the state's land carries conditions attached at grant: colonisation land allotted under command-area schemes and land under the tenancy law both restrict sale in ways a deed alone will not reveal.

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

Who administers what

Revenue Department (Tehsildar, Patwari): Jamabandi, girdawari and mutation through the Apna Khata portal.
Inspector General of Registration and Stamps: Registration and the e-Panjiyan portal.
Colonisation Commissionerate: Land allotted under the colonisation schemes and its conditions.
Development authorities (JDA and others) and municipal bodies: Planned layouts, land-use conversion and building permission.
Town Planning Department: 90B conversion and layout approval.
Rajasthan RERA: Registered projects and promoters.

The records your report reads

Jamabandi: The record of rights — khata and khasra numbers, the khatedar's name, area and tenure.
Girdawari: The field inspection register of possession and crop.
Mutation entry: The revenue record's change of holder after a transfer.
Khatedari / tenure class: The tenancy class from the Rajasthan Tenancy Act — some classes cannot be sold.
Colonisation allotment conditions: The terms on which command-area land was allotted, binding later buyers.
Encumbrance certificate: The Sub-Registrar's index of registered transactions.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908, with stamp duty under the Rajasthan Stamp Act, 1998, charged on the higher of the consideration and the DLC rate. A registered deed does not by itself change the jamabandi; the mutation entry does.

Encumbrance searches

The registration index shows the deeds; Apna Khata shows the khatedar, tenure and mutation trail; and the colonisation record shows the conditions a command-area allotment carries. The three are read together.

What a title check should verify in Rajasthan

Does the jamabandi show the seller as khatedar for the same khasra numbers and share as the deed, with mutation after each transfer?
What tenure class does the record show — some khatedari classes under the tenancy law cannot be transferred at all?
Is the land a colonisation-scheme allotment whose conditions on use and resale still bind?
Where the land is now urban use, was the conversion (90B) done?
Does the deed value meet the DLC rate for that area?
In a JDA or authority colony, is the plot on the approved plan?

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.

Search depth stated as a year

— "traced back to 2004," 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 — Rajasthan

The khatauni is in the seller's name. Isn't that enough?

A khatauni is a revenue record — it shows who the records recognise, not whether the conveyances behind those entries were valid. The check reads the deeds behind the record, not just the record.

The seller says the land is khatedari but has no deed to show it.

Khatedari is a status recorded in the khatauni — it is not the same as a valid conveyance. Land held without a deed in Rajasthan is frequently gair-khatedari or nazool land that cannot be privately sold. Upload the khatauni and any purchase papers; the report shows you what the record supports.

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

Start your title check

Districts we cover in Rajasthan

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

Jaipur · Jodhpur · Udaipur · Kota · Bikaner · Ajmer · Alwar · Bharatpur · Sikar · Jaisalmer · Bhilwara · Tonk

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