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Buying in Uttar Pradesh? 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 consolidation (chakbandi) papers — read in their own language, with no translation step and no document set aside because of its script. The state's Bhulekh 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 gaon sabha land that cannot be privately sold, whether the khatauni is current after the latest transfer, or whether the consolidation record was carried into it correctly. 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 Tehsildar's office for khatauni and mutation records.

Uttar Pradesh · authorities, records, checks

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

In Uttar Pradesh the revenue record and the registered deed can tell different stories: land may be recorded in the khatauni under a tenure class created by the zamindari abolition, agricultural land has transfer restrictions, and much city land is nazul — originally grant or lease land with its own conditions.

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

Who administers what

Board of Revenue and the tehsil (Tehsildar, Lekhpal): Khatauni (record of rights), khasra, girdawari and mutation through the Bhulekh portal.
Sub-Registrar, Inspector General of Registration and Stamps: Registration and the IGRSUP portal.
Consolidation Department (Chakbandi): Consolidation records, which can rewrite boundaries and holdings in consolidated villages.
Development authorities (Noida, GDA, LDA and others): Planned layouts, allotment letters and lease-to-freehold conversion.
Nagar Nigam / municipal bodies: Property tax and house records.
UP RERA: Registered projects and promoters.

The records your report reads

Khatauni: The record of rights — khata number, khatedar's name, khasra numbers, area and share.
Khasra: The plot-wise field record, with the number the deed should cite.
Khasra girdawari: The field inspection register recording possession and crop.
Mutation (dakhil kharij) entry: The revenue record's change of holder after a transfer; the khatauni must follow the deed.
Chakbandi (consolidation) records: New khasra numbers and boundaries where consolidation has run.
Bhu-map / bhu-naksha: The plot map published through the state's map portal.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908, with stamp duty under the Stamp Act applicable in Uttar Pradesh, charged on the higher of the consideration and the circle rate fixed district-wise. A registered deed does not by itself change the khatauni; the mutation entry does.

Encumbrance searches

Uttar Pradesh issues encumbrance details through the registration index, and the Bhulekh portal publishes khatauni entries online. The search has to read both together: the registration record shows what was executed, the revenue record shows who the land is held by, and older chains still rest on manual records in the tehsil.

What a title check should verify in Uttar Pradesh

Does the khatauni show the seller as khatedar for the same khasra numbers and area as the deed, and was mutation done after each transfer?
Is the tenure class one that restricts transfer — for example agricultural land of a Scheduled Caste holder, which needs the Collector's permission before sale to a non-SC/ST buyer?
Is the property nazul or authority-allotted leasehold, where the transfer conditions sit in the grant or lease rather than the deeds?
Where consolidation has run, do the deeds and the khatauni use the new chakbandi numbers rather than the old khasra numbers?
Is the consideration at or above the circle rate for that area, below which the registrar values it higher?
For a flat in a development-authority city, is it authority leasehold or freehold, and is the transfer permission needed?

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 — Uttar Pradesh

The khatauni is still in the seller's father's name.

Then the record and the sale don't yet meet. A pending mutation is a gap, not a formality — it tells you the chain hasn't been recorded. Upload the khatauni, the deeds and the succession papers; the report shows you exactly what's missing.

The plot is in an abadi (village habitation) area.

Abadi land is often gaon sabha land, which cannot be sold as private property by anyone — including by people who have lived on it for generations. The check reads the record class and the deeds; the report tells you what applies to this plot.

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

Start your title check

Districts we cover in Uttar Pradesh

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

Lucknow · Gautam Buddha Nagar (Noida) · Ghaziabad · Kanpur Nagar · Varanasi · Prayagraj · Agra · Meerut · Bareilly · Gorakhpur · Aligarh · Moradabad

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