Is the Telangana Encumbrance Certificate available online?

Yes, for the digitised years, through the IGRS Telangana portal. Earlier years are searched manually at the Sub-Registrar's office.

What is the difference between Form 15 and Form 16 in a Telangana EC?

Form 16 is issued when no charge or transaction is registered against the property in the searched period - a "nil" certificate. Form 15 is issued when one or more registered transactions, such as a sale or mortgage, are found.

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Encumbrance Certificate Telangana: how to get it, and what it doesn't tell you

The records here

Your documents are in Telugu. The engine reads Telugu.

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

What Bhu Bharati and the prohibited-properties list won't tell you.

They show what the state has recorded — not unregistered agreements or a chain defect carried over from the pre-portal years.

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.

Telangana · authorities, records, checks

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

Telangana's land records have moved from the Dharani portal to the Bhu Bharati record-of-rights system, so a title check has to read the record as it stands now while still tracing older Pahani entries and the Nizam-era history that lies behind many Hyderabad plots.

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

Who administers what

Registration & Stamps Department: Registration, encumbrance certificates and the market value guidelines.
Revenue Department (Mandal Revenue Officer, Chief Commissioner of Land Administration): The record of rights, pattadar passbooks and mutation.
HMDA, GHMC and DTCP: Layouts, building permission and the Layout Regularisation Scheme.
Irrigation Department and HYDRAA: Lakes and tanks, and the protection of their full tank level and buffer zones.
Endowments Department and Wakf Board: Temple and Wakf property.
Telangana RERA: Registered projects and promoters.

The records your report reads

Record of Rights and Pahani (ROR-1B): Owner, survey number, extent and nature of the land, on the state's land records portal.
Pattadar passbook: The owner's title booklet issued from the record of rights.
Khasra Pahani 1954-55 and Sethwar: The base survey records used to trace the origin of a survey number.
Sada Bainama: An unregistered plain-paper sale, common in older transactions, which does not create registered title on its own.
Layout approval or LRS proceedings: The HMDA or DTCP permit, or the regularisation record, for a plotted layout.
Section 22-A list: Survey numbers barred from registration, such as Government, endowment and Wakf land.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908 as amended in Telangana, with stamp duty under the Indian Stamp Act, 1899 as it applies in the state, generally charged on the higher of the consideration and the Registration Department's market value. Section 22-A of the Registration Act, as amended, bars registration of listed prohibited properties, which is why that list is searched before a purchase and not after.

Encumbrance searches

Encumbrance certificates are issued by the Registration & Stamps Department and can be searched online through the IGRS Telangana portal for the digitised years, with earlier years searched manually at the Sub-Registrar's office. Registered charges appear there; an unregistered Sada Bainama or a pending Pahani entry does not, so the certificate is read next to the record of rights.

How to get an Encumbrance Certificate in Telangana

Open the Encumbrance Certificate search on the IGRS Telangana portal.
Select the district, Sub-Registrar Office (SRO) and village or mandal for the property.
Enter the survey number, or the deed/document number, and the search period - the years you want the certificate to cover.
Complete the captcha and submit the search.
Download the certificate: Form 16 (nil encumbrance) if nothing is registered against the property in that period, Form 15 if a sale, mortgage or other charge is recorded.

This covers the digitised years shown on the portal; earlier years are searched manually at the Sub-Registrar's office (see "Encumbrance searches" above). The portal states its own current fee at checkout - it is not repeated here. Search on the IGRS Telangana portal directly.

Is the Telangana Encumbrance Certificate available online?: Yes, for the digitised years, through the IGRS Telangana portal. Earlier years are searched manually at the Sub-Registrar's office.
What is the difference between Form 15 and Form 16 in a Telangana EC?: Form 16 is issued when no charge or transaction is registered against the property in the searched period - a "nil" certificate. Form 15 is issued when one or more registered transactions, such as a sale or mortgage, are found.

What a title check should verify in Telangana

Does the record of rights show the seller as pattadar, with the same survey number, extent and land nature as the deed, and does the Pahani history run back towards the 1954-55 Khasra Pahani?
Is the survey number on the Section 22-A prohibited list, or recorded as Government, assigned, Bhoodan, endowment or Wakf land?
Is it assigned land carrying a bar on transfer under the Assigned Lands (Prohibition of Transfers) Act, 1977 as it applies in Telangana?
For a plot: is the layout approved by HMDA or DTCP, or regularised under the LRS, and does the plot fall inside a lake's full tank level or buffer zone?
Was any earlier transfer a Sada Bainama, or is an agricultural-to-non-agricultural conversion missing?
Do Inam, Jagir or other Nizam-era grants sit behind the survey number, so that the original grant needs to be traced?

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 2001," 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 — TELANGANA

The property shows clear on Bhu Bharati. What would a check add?

The portal confirms its own entry; it doesn't verify the chain of deeds that produced it — especially records created before the two portal migrations. We read the deeds themselves, including the pre-Dharani years.

The property is on the prohibited list. Is it dead?

Prohibited status has different causes, and some are curable — but never buy on a promise to fix it later. Upload the documents; the report will show what the listing rests on and where the chain stands.

The seller only has a passbook, no link documents.

Then the chain is unproven, and the preliminary report will say exactly that — naming which link documents are missing, which checks they unlock, and which offices hold them.

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

Start your title check

Districts we cover in Telangana

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

Hyderabad · Rangareddy · Medchal-Malkajgiri · Sangareddy · Warangal · Karimnagar · Khammam · Nizamabad · Mahbubnagar · Nalgonda

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