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Buying in Sikkim? The khatiyan is the record — who may buy is the question.

The records here

Your documents are in Nepali, Hindi or English. The engine reads the record in its own language.

Your khatiyan, record of rights, sale deeds — read with no translation step and no document set aside because of its script.

What the record won't tell you.

Whether the buyer may lawfully hold the land under Sikkim's land laws, whether the land is agricultural land needing the prescribed permission, and whether the khatiyan matches the deed chain — none of that is visible in a record entry. 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 land records office for khatiyan entries.

Sikkim · authorities, records, checks

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

Sikkim has India's tightest ownership rule: under the state's land laws, land may be held only by holders of the Sikkim Subject Certificate or Certificate of Identification, so the buyer's eligibility is not a formality but the first question on every parcel.

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

Who administers what

Land Revenue and Disaster Management Department: The record of rights (parcha khatiyan), mutation and survey.
District Collectors: Land administration in the districts.
Sub-Registrar, Registration Department: Registration of deeds.
Urban Development Department and municipal bodies: Planned areas and urban records.
Home Department: Sikkim Subject / Certificate of Identification questions.

The records your report reads

Parcha khatiyan: The record of rights — holder, plot numbers, area and share.
Mutation records: Changes of holder in the revenue record.
Sikkim Subject / COI: The eligibility certificate without which land cannot be held.
Survey maps: The cadastral record of the plot.
Encumbrance certificate: The Sub-Registrar's index of registered transactions.

Registration and stamp duty

Deeds are registered under the Registration Act as it applies in Sikkim, with stamp duty under the Stamp Act in force in the state. Registration does not cure a transfer to a buyer who could not hold the land.

Encumbrance searches

The registration index shows the deeds and the revenue record shows the holder and mutation trail. The eligibility record — the Sikkim Subject or COI status of every holder in the chain — is the layer that decides whether the transfers stood at all.

What a title check should verify in Sikkim

Does the parcha khatiyan show the seller for the same plot numbers as the deed, with mutation after each transfer?
Does every holder in the chain hold a Sikkim Subject Certificate or COI — the eligibility that landholding requires?
Is the land recorded under a tenure class that restricts its transfer?
Do the survey map and the deed describe the same plot and area?
For urban plots, does the municipal record match the revenue record?
Is any part government or vested land that was never the seller's to convey?

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 — Sikkim

I'm not Sikkimese. Can I buy land in Sikkim?

Sikkim's land laws restrict land acquisition by non-Sikkimese buyers, with an exemption procedure prescribed for the cases where it is allowed. The check reads the land class and the chain; the report tells you what applies to this property.

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

A khatiyan 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.

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

Start your title check

Districts we cover in Sikkim

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

East Sikkim (Gangtok) · South Sikkim (Namchi) · West Sikkim (Gyalshing) · North Sikkim (Mangan) · Pakyong · Soreng

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