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Buying in West Bengal? Your khatian names a right holder — it doesn't prove the deed chain behind it.

The records here

Your documents are in Bengali. The engine reads Bengali.

Your khatian, record of rights, sale deeds and partition deeds — read in their own language, with no translation step and no document set aside because of its script. The state's land records portal (Bhuchitra) shows the entries; the deeds behind them are what the check reads.

What the record won't tell you.

A record of rights entry is a starting point, not proof. Tenancy rights — including the protection a bargadar (sharecropper) holds under the West Bengal Land Reforms Act — can exist outside the register, and unregistered family arrangements routinely sit beneath a clean khatian. 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 and certified copies, the land records office (BL&LRO) for khatian entries.

West Bengal · authorities, records, checks

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

In West Bengal title turns on the record of rights — the khatian and parcha — and on what the land reforms decades did to it: land vested under ceiling laws, bargadar (sharecropper) entries, and conversion entries can each defeat what a clean-looking deed suggests.

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

Who administers what

Block Land and Land Reforms Office (BL&LRO): The record of rights (khatian), mutation and conversion through the Banglarbhumi portal.
Directorate of Registration and Stamp Revenue: Registration through the registration portal, and certified copies.
Land Reforms Commissionerate: Vested land, bargadars and the land reforms record.
Municipalities, corporations and the KMC: Property tax, mutation for tax and building sanction.
Development authorities (NKDA, HIDCO and others): Planned townships and leasehold plots.
West Bengal RERA: Registered projects and promoters.

The records your report reads

Khatian / parcha: The record of rights — dag and khatian numbers, the raiyat's name, area and share.
Mouza map: The village map that fixes the dag's shape and neighbours.
Mutation endorsement: The BL&LRO's change of the record of rights after a transfer.
Bargadar recording: A sharecropper's entry in the record, which survives a sale of the land.
Vested-land status: Whether the ceiling surplus was vested in the state.
Conversion endorsement: Change of character of land under the land reforms law, needed before non-agricultural use.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908, with stamp duty under the Indian Stamp Act as it applies in West Bengal, charged on the higher of the consideration and the market value assessed under the registration rules. A registered deed does not by itself change the record of rights; the BL&LRO's mutation does.

Encumbrance searches

There is no single encumbrance certificate that settles the search. The registration index shows the deeds; the Banglarbhumi record shows the current raiyat, classification and any bargadar or vesting entry; and the mouza map confirms the plot. The three are read together.

What a title check should verify in West Bengal

Does the khatian show the seller as raiyat for the same dag numbers and share as the deed, and was mutation completed after each transfer?
Is there a bargadar entry on the plot — a sharecropper's recorded right that a buyer takes subject to?
Is any part of the plot recorded as vested in the state under the ceiling law, or ever distributed as patta land?
Where the land is now used for non-agricultural purposes, was the conversion entry made?
Do the mouza map and the deed describe the same boundaries and area?
In a municipal area, does the tax mutation in the seller's name match the revenue record?

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 — West Bengal

The khatian is in the seller's father's name. Is that enough?

A khatian is a revenue record. It shows who the records recognise, not whether the conveyances behind that recognition were valid — especially where the land passed by inheritance or an unregistered family arrangement. Upload the khatian, the deeds, and any succession documents; the report shows you where the chain holds and where it doesn't.

The land has sharecroppers cultivating it. Does that affect the title?

It can. A bargadar's protected status under the West Bengal Land Reforms Act does not depend on being written in the deed you're buying. The check reads the record for tenancy entries and the chain for anything that created them, and the report tells you what it found.

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

Start your title check

Districts we cover in West Bengal

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

Kolkata · Howrah · Hooghly · North 24 Parganas · South 24 Parganas · Nadia · Purba Bardhaman · Paschim Bardhaman · Birbhum · Murshidabad · Darjeeling · Jalpaiguri

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