registration in major states in india (format)
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Coding Scheme in practice of Property Registration in Major States
November 2008
Ministry of Communications & Information Technology
National Informatics Centre, New Delhi
Government of India
Prepared by:
Land Records Information’s Systems Division
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Table of Contents Page No. Sample Deed Formats-Representative States 1. Andhra Pradesh 4 2. Assam 9 3. Gujarat 15 4. Haryana 17 5. Puducherry 24 6. Uttar Pradesh 40 PART-II (Coding Scheme) Major Codes in Property Registration Location Code 47 Parties Type 47 Total Extents(Area) 50 Rights and Liabilities(Mutation types) 52 Encoding 58 Gender 58 PART-III –Registration Process 60
PART-IV-Integration of Land Records with Registration Process 63
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SAMPLE DEED FORMATS
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ANDHRA PRADESH
The model deed formats in practice are given in the web site
http://igrsmis.ap.gov.in/supdt/doc/index.htm .
They are broadly classified depending on the nature of the land such as a) Agriculture
lands b) Plots c) Flats and d) Houses
SALE DEED FOR AGRICULTURE LANDS
THIS DEED OF SALE is made and executed on this the ___________ day of
____________________, by:
Sri____________________ S/o, D/o, W/o. ____________________,
aged about __________ years, Occupation: ___________________
Resident of D.No. ________________________________________
Represented by his / her agent
Being Minor Represented by Father / Mother / Brother / Guardian etc.
Sri____________________ S/o, D/o, W/o. ____________________,
aged about __________ years, Occupation: ___________________
Residing at ______________ under general / special
power of attorney dated________ Registered as Document
Number_____ of Year_____ Book IV of RO/SRO__________.
( Hereinafter called the “VENDOR” ).
IN FAVOUR OF
Sri____________________ S/o, D/o, W/o. ____________________,
aged about __________ years, Occupation: ___________________
Resident of D.No. ________________________________________
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Being minor represented by Father/Mother/Brother/Guardian
Sri____________________ S/o, D/o, W/o. ____________________,
aged about __________ years, Occupation: ___________________
Residing at ______________
( Hereinafter called the “VENDEE” ).
The terms “VENDOR” and “VENDEE” herein used shall wherever the context so admits
mean and include their respective heirs, executors, successors, legal representatives,
administrators and assignees etc., as the parties themselves.
WHEREAS the Vendor is the sole and absolute owner of the agriculture
land bearing Survey No. _____________admeasuring______Acres,______ Gts., Situated
at___________________(Vill)____________________
(Mandal) ____________________Districts, which was inherited / having acquired the
same from __________ through a sale deed / Gift /Gift Settlement/Partition/Will deed
registered as No.______ of ________ of S.R.O. ____________________ copied in
Volume No. ____________________ at Page ____________vide pattadar pass book
no_________ titledeed no_______ issued by______ M.R.O.
WHEREAS the Vendor has offered to sell the said scheduled property for
a consideration of Rs. ________________ and the Vendee has agreed to purchase the
same. Which is free from encumbrances for a total consideration of Rs.
________________ and the Vendee agreed to purchase the same for the said
consideration.
Where as the vendor has received the said consideration as follows.
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NOW THEREFORE this Deed of Sale witnesseth that in pursuance of the
said agreement and in consideration of the sum of Rs. ____________ already received by
the Vendor from the Vendee the said Vendor as absolute owner of the said property
described in the schedule hereto and more clearly delineated in the plan annexed with the
boundaries thereof shown in ____ colour does hereby transfer, convey and assign free
from encumbrances all the said property to hold the same to the said Vendee as absolute
owner together with appurtenances belonging hereto and all the estate, right, title, interest
and claim whatsoever of the Vendor in or to the said property hereby conveyed. The
Vendee shall hold and enjoy the same as absolute owner.
The Vendor hereby covenant with the Vendee as follows:
1. The said property shall be quietly entered into and upon by the Vendee who
shall hold and enjoy the same as absolute owner without any interruption
from the Vendor or any persons claiming through the Vendor
2. The Vendor has given vacant possession of the said property to the Vendee.
3. The Vendor has paid all taxes etc., payable on the said property upto date
and the Vendee will have to pay such taxes etc., payable hereafter.
4. The property is free from all encumbrances, charges, mortgages, prior
assignments of sale or lease hold or court attachments and it is not subject to
any other litigation.
5. The previous title deeds relating to the said property are hereby handed over
to the Vendee.
6. The Vendor hereby agrees to co-operate with the Vendee to get the title of
the said property changed in the name of the Vendee in Revenue Records.
7. The Vendor does hereby further agrees with the Vendee at all times
hereafter at the cost of the Vendee to do and execute all such lawful acts,
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deeds and things for further and more perfectly assuring the said property to
the Vendee according to the true intent and meaning of this deed.
8. The Vendor does hereby agree to keep indemnified the Vendee from and
against all losses, costs, damages and expenses which the Vendee may
sustain by reason of anybody to the said property.
9. The land is not an assigned land within the meaning of A.P. Assigned lands
(Prohibition of Transfers) Act 9 of 1977 and it does not belong to or under
mortgage to Govt. Agencies/Undertaking.
10. There is no House or any constructions in the said Land, if any structure is
there the parties may be prosecuted Under Section 27 and read with Sec.
64 of Indian Stamp Act besides recovery of the stamp duty.
11. The Vendor further declare that the schedule land is not attracted by the
provisions of A.P. Land Reforms (Ceiling on Agriculture Holdings). Act.
No. 1 of 1973.
12. The Vendor hereby declares that there are no Mango Trees / Coconut Trees/
Betal Leaf Gardens / Orange Groves or any such other gardens; that there
are no mines or quarries of granites or such other valuable stones; that there
are no machinery no fish ponds etc., in the lands now being transferred; that
if any suppression of facts is noticed at a future date, I will be liable for
prosecution as per law, besides payment of deficit duty.
13. Rule 3 Statement of Market Value.
Name of Village S.No. Rate per Acre Total Market Value
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SCHEDULE OF PROPERTY
All that the piece and parcel of Agriculture Land bearing Survey
No._________admeasuring Ac.______Gnts. / _______ Hectors, situated in ___________
Village ___________ Mandal _______ , Under the jurisdiction of Sub District
_______and Registration District ________ bounded by ,
NORTH :
SOUTH :
EAST :
WEST :
More fully shown in red color in the plan annexed hereto.
IN WITNESS WHEREOF, the Vendor hereunto has set his
hand to this Deed of Sale with his free will and sound mind on the day, month and the
year first above mentioned in the presence of the following witnesses.
SIGNATURE OF THE VENDOR
WITNESSES :
1.
2.
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ASSAM
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GUJARAT
1 A. Name of the vendor:
Age(approximate) :
Profession :
B. Son/daughter/wife/guardian (if seller is
minor)_________________________
C. Present Address: Village: Taluka: Dist:.
Location(MOZE)
D. Whether SC/ST ?(Indicate name of the Caste/Tribe):
E. Name of the Power of attorney holder with details of age, complete
address and profession
2. A. Name of the vendee :
Age(approximate) :
Profession :
B. Son/daughter/wife of___________________________________
C. Permanent Address
Village Taluka
District Location
D. Whether SC/ST ? (Indicate name of the
Caste/Tribe):____________________
E. Name of the Power of attorney holder with details of age, complete
address and profession
3. Details of property(ies) to be sold
a. Taluka Dist Village
Agricultural/Non-agricultural
Agri. Land/Open Land/Building/ Tenament / Bungalow etc.
b. Area in Hector/Are Sq. Meter:
c. Revenue Survey Number
d. Block Number
e. City Survey Number
f. Ward Number
g. T.P. Scheme
h. F.P. Number
i. Irrigated Land/Non-irrigated land ( if agricultural land)
4. Boundary
a. East:
b. West
c. North
d. South
5. Details of constructions of Building
6. Amount of consideration Rs.(in fig.) (In words):
7. Date time and place of payment of consideration:
(a) I/we the vendor(s) have received sum of Rs._____________in
words _____________
________________from the vendee(s) by cash / Bank draft /
cheque towards the full / part consideration money on
date____________day_____________ at ___________ ( place of
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payment) leaving the balance sum of Rs._____________ (in words)
______________________________.
8. About the deed
DECLARATION
1. (a) I/we the vendor(s) of the said property do / do not belong
to scheduled caste or scheduled tribe communities.
(b) I/we the vendee do / do not belong to scheduled caste or
scheduled tribe communities.
2. This land is not of public/Govt.
3. This land is not under any requisition
4. The land is a vacant land / land with structure
5. I/we , the vendee(s) do hereby declare that I /we have
reasonably enquired and verified the documents relating to the
right, title and interest of the vendor and have purchased the
property on paymnt of full / part consideration. I / we further
declare that we will be held entirely responsibility if we have
committed any misrepresentation , suppression or distortion of
facts or have deceived / defrauded the seller(s) in any matter.
6. We the vendor(s) and the vendee(s) hereby declare that we
have executed the sale deed with our clear volition without any
duress inducement , allurement or any kind of promise or
extraneous influence on either or both part to sell and purchase
the property.
Passport size photo of the seller(s) Passport size photo of the buyer(s)
Name & complete address of the seller(s) Name & Complete address of
the buyer(s)
1. Name & Complete address of the witness
2. Name & complete address of the witness
3. Details of the deed-writer
a. Scribed by the seller
b. Name & address of the deed writer with license number
c. Name & address of the Advocate with license number
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HARYANA
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PUDUCHERRY
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UTTAR PRADESH
The standard registration forms are given in the web site http://www.registryoffice.up.nic.in in
the link Standard Registration forms. There are around 43 such formats in practice for
various purposes.
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PART-II (Coding Scheme) Major Codes in Property Registration
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Location Code
This has been explained in detail in the document “ROR in practice and coding scheme in
major states”
Parties Type
There are four major categories of parties type which are Government, Private,
Institution and Others. Here the extreme left two digits indicate the major category
Ownership type and the next three digits indicate the Ownership type sub-category. The
standard list of ownership type codes are given in Table 2.8.1.
Table 2.8.1- Codes for Ownership type in Property Registration
Ownership
type Code
Ownership type name
01000 Government/Sarkar (Siwayachak)
01001 Gram Panchayat/Gram Sabha
01002 Nagar Panchayat
01003 Nagar Palika
01004 Nagar Nigam
01005 Kendra Sarkar
01006 Rajya Sarkar(State Government)
01007 Sarkari Bhumiyan Nadard
01008 Kendra Shasanache Khate
01009 Kendra Shasanache Angikuruth Mandale
01010 Sarkari Pattedar
01011 Sinchai Vibaag
01012 Pranthiya Sarkar
01013 Zilla Parishad/Zilla Panchayat
01014 Custodian Government Land
02000 Private/Besarkari/Niji
02001 Bhumiswami/Bhumidhar/Pattedar
02002 Shasakiya Pattedar
02003 Seva Khatedar
02004 Bhoodan Krushak
02005 Adhipatya Krushak (Maurushi Krushak)
02006 Rahin
02007 Murthhin
02008 Najul Pattedar
02009 Dar Shikmi
02010 Bhoodan Bhumiswami
02011 Shasakiya Pattedar se Bhumiswami
02012 Shikmi (Maurushi)
02013 Gher Hakdar/Bhumiswami Gher Hakdar
02014 Asthaiya Pattedar
02015 Maalkaan Kabja
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02016 Rayati Chirasthayi (Private Owned Land)
02017 Akrisha Chirasthayi (Owns Land only for House)/Ghar
02018 Adhi Akrisha Chirasthayi (Owns a part of a building)
02019 Raiyat
02020 Khatedar
02021 Gher Khatedar
02022 Vyaktigath Khatedar
02023 Samyukt Khatedar
02024 Samayik Khate
02025 Aa.Ku.Ma
02026 Aa.Pa.Ka
02027 Avibakht Kutumbh Khate
02028 Khajagi Company/Company
02029 Kua Malik (Owns only the well)
02030 Kuthiyadar
02031 Adhiyadar
02032 Hissadar
02033 Gher Marushi
02034 Pattedar Gharinda
02035 Chakauthedhar
02036 Makbuja Maalkaan
02037 Bhumiswami Asthanthariniya
03000 Institution
(Organisation/Sanstha/Bank/Society/Department/Board/Authority/
Trust)
03001 Aaukaf Department
03002 Wakf Department/Wakf Board
03003 Peersthan
03004 Bharat Shasan Raksha Sampada
03005 Cantonment Board
03006 MES
03007 Dharmik Sthan(Mandir/Masjid/Church/Gurdwara)
03008 Communidade
03009 District Board
03010 Custodian
03011 Sthanik Swarajya Sanstha
03012 Sahakari Sanstha
03013 Shikshanik Sanstha
03014 Samajik Sanstha
03015 School
03016 College
03017 Dharmshala
03018 Sarvajanik Nirman Vibaag PWD
03019 Maharashtra Shasanache Vibaag
03020 Maharashtra Shasanache Mahamandale
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04000 Others
04001 Allottee
04002 Myadi (Periodic Patta Holder)
04003 AP Holder (Annual Patta Holder)
04004 Lessee
04005 Possession on the basis of Patta
04006 Possession against various sections
04007 Possession under Homestead Benefits
04008 Interest till Death
04009 Common uses for Public
04010 Barga
04011 Permissive
04012 Grantee
04013 Lessee of Government
04014 Inam
04015 Khaasmahal Pattedar
04016 Market Committee
04017 Shaamlat Rastha
04018 Shaamlat Patti
04019 Shaamlat Deh
04020 Mills
04021 Jumla Mushtaraka Maalkaan
04022 Sabha
04023 Ashram
04024 Aabaadi Teeka
04025 Aabaadi Deh
04026 Gher Hazir/Kabij
04027 Aabpaara Kunidgaan
04028 Bartan Bartandaran
04029 Farm
04030 Allottee Chirasthayi
04031 Kheraj Myadi
04032 Bishes Myadi
04033 Eksona
04034 Kheraj Eksona
04035 Laa Kheraj(No Revenue)
04036 Nisf Kheraj (Half Revenue)
04037 NLR Grant
04038 Simple Fee Grant
04039 FS Grant
04040 WLA
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Total Extents(Area) The attribute “area” is used to capture information about the area of a land parcel or
property. Different traditional units like Kanal, Marla, Cents, Guntas, Bigha, Biswa,
Biswansi, Sarsaai are used for recording the area of a land parcel. Area units are different
within the state and sometimes same unit may have different conversion factors when
used in different states. For example, Bigha is used in practice in both Assam and also in
some states like Delhi, Rajasthan, Haryana etc. Both the Bigha units have different
conversion factors to hectares. At present, it is represented as a numeric data type up to
three decimal places. It is now recommended to have the area only in Metric Units as
depicted in Table 2.7.1. The various area units in practice are shown in Table 2.7.2.
Conversion factors are locally available from different unit to metric system and it is
depicted in Table 2.7.3. The area conversion service is available in the website
www.dolr.nic.in under revenue village directory.
Table 2.7.1-Area units in metric system
Code Description
001 Hectares
Table 2.7.2-Area units in practice are
Area unit name
Hectares (Madhya Pradesh, Chattisgarh,Gujarat,Goa,Maharashtra)
Ares
Centi-are
Sq metres
Sq yards
Sq feet
Acres (Karnataka,Tamil Nadu,Kerala,Andhra Pradesh)
Cents (Karnataka, Andhra Pradesh)
Guntas (Karnataka)
Bigha (Rajasthan, Delhi, Haryana, Himachal Pradesh, J&K)
Biswa (Rajasthan, Delhi, Haryana, Himachal Pradesh, J&K)
Biswansi (Rajasthan, Delhi, Haryana, Himachal Pradesh, J&K)
Kanal (Haryana)
Marla (Haryana)
Karam (Haryana)
Sarsaai (Haryana)
Kila (Rajasthan)
Bigha(Assam)
Katha (Assam)
Lessa(Assam)
Shatak (Tripura)
Sq cm
Desi
Sq inch
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Dismil (Bihar,Jharkhand)
Dur (Bihar)
Katha (Jharkhand)
Table 2.7.3- Conversion Factors
1 centi-are = 1 Sq metre
1 centi-are = 10.76 Sq.feet
100 Centi-are = 1 Are
100 Are = 1 hectare
100 Sq metre = 1 Are
1 hectare = 100m x 100m = 10000 Sq metre
1 hectare = 404.68458 Acre(Tripura)
40 Are = 1 Acre
1 Lessa = 144 Sq feet
1 Katha = 5 Lessa or 720 Sq feet
1 Bigha(Assam) = 4 Katha or 20 Lessa or 2880 Sq feet
1 Sq metre = 10000 Sq cm (Gujarat)
2.47105 Acres = 1 Hectare (Kerala)
1 Are = 2.47105 cents (Kerala)
1 Acre = 100 cents (Kerala,Tamil nadu)
1 Cent = 40 Sq metres or 435 Sq feet
1 Acre = 40 Guntas(Andhra Pradesh and Karnataka)
1 Gunta = 100 Sq metres (around 1100 sq feet)
1 Acre = 121 Sq yards
1 Kuncham = 10 cents(Andhra Pradesh)
1 Sq link = 0.0404687 Sq metre (Kerala)
Shahjahani Jarib(165 feet) (Rajasthan)
1 Bigha = 1 Jarib x 1 Jarib = 165’ x 165’ = 27225 Square Feet
1 Bigha(Shahjahani Jarib) = 0.253 Hectare
Gantari Jarib(132 feet) (Rajasthan)
1 Bigha = 1 Jarib x 1 Jarib = 132’ x 132’ = 17424 Square Feet
1 Bigha(Gantari Jarib) = 0.16 Hectare
1 Bigha = 20 Biswansi (Rajasthan)
1 Acre = 4046.94 Sq metre (Jharkhand)
1 Dismil = 40.46 Sq metre (Jharkhand)
1 Katha(Jharkhand) = 66.89 Sq metre (Jharkhand)
1 Dur = 10 Sq metre (Jharkhand)
Before Bandobust(Settlement)
1 Karam = 57.157” (Haryana)
1 Biswansi = 1 Karam x 1 Karam (Haryana)
20 Biswansi = 1 Biswa (Haryana)
1 Bigha = 20 Biswa (Haryana)
4 Bigha-16 Biswa = 1 Acre (Haryana)
2.47 acre = 1 hectare(CG)
Government Settlement
1 Karam = 57.157” (Haryana)
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20 Biswansi = 1 Biswa (Haryana)
1 Bigha = 20 Biswa (Haryana)
4 Bigha = 1 Kila (Haryana)
1 Kila = 40 Karam x 40 Karam (Haryana)
After Bandobust(Settlement)
1 Karam = 66” (Haryana)
1 Sarsaai = 1 Karam x 1 Karam (Haryana)
9 Sarsaai = 1 Marla (Haryana)
20 Marla = 1 Kanal (Haryana)
8 Kanal = 1 Acre (Ghuman) (Haryana)
1 Acre = 36 Karam x 40 Karam (North to South, East to West) (Haryana)
2.5 Acre = 1 Hectare (CG)
Rights and Liabilities(Mutation types)
“Mutation” refers to a procedure or process in land revenue administration system which
results in changes in records for land holdings arising due to various transactions such as
inheritance, contracts of sale and mortgage, court decree, registration, gift etc. The same
would always involve transfer of “ownership”, but may or may not require changes in
pilot/parcel identification and plot details. Under this function, the Mutation transaction
gets updated to the main land database once the former are officially completed and
legalized.
The process of affecting change in ownership, land holding, land acquisitions etc are of
prime importance from Land Resource Management perspective. Accordingly, it was
envisage to study “Mutation process” of various states and create a classification scheme
based on digital codes, which could be used as “base document for reference” for design
and development of various land management information systems. It would greatly
facilitate collaboration; interoperation of information and data among various databases
of land domain. For example, if all the LR_databases are mapped to uniform coding
scheme, it would be possible to learn about sale; purchase; registration; acquisition of
land at State and National level. It would also simplify replication of software modules
from one place to another and facilitate technology transfer within the domain.
Based upon information, all “mutation-transaction types” have been classified in major
23 categories. Each of these major categories has their sub-types. Under each major
category, each state may have several sub-categories or procedures, which are currently
prevalent. Each major and minor category has been assigned a digital code of 4
characters “0000” such as “0102”. Code 0102 refers to major category of “Inheritance”
and sub-type of “inheritance for daughter”. Table 2.10.1 shows the list of standard codes
for mutation transaction types adopted in Land Records.
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Table 2.10.1- Mutation-Transaction Types
Mutation-transaction types with National level digital coding scheme
Mutation
type
Code
Mutation type Description
0100 Uttar Adhikar/Virasat/Inheritance/Succession
0101 Pitarajita
0102 Pothi (Inheritance for daughter)
0103 Survivorship
0104 Inheritance by adoption and daughter
0105 Heir ship entry
0106 Tenant Inheritance
0107 Warish Enrollment
0108 Paitrak(Khaandani)
0200 Uttar Jivit/Adoption/Godanama
0300 Will(Wasiyat/Wasiyatnaama)
0301 Registered will
0302 Unregistered will
0400 Sale/Bechan/Bain/Vikreya
0401 Redemption of lease deeds with possession (Conditional Sale)
0402 Auction sale
0403 Conveyance
0404 ReConveyance
0405 Purchase
0500 Mortgage/Bandak/Rehanman/Pledge
0501 Sub-mortgage
0502 Mortgage with possession
0503 Mortgage without possession
0504 Sale of mortgaged land
0505 Sale of mortgage
0506 Second mortgage
0507 Redemption of mortgages/Release/Rehanmukht/Liability removal
0508 Redemption of second mortgage
0509 Redemption of sub mortgage
0510 Borrowings from milk co-operatives ((Taaran)
0511 Redemption of mortgage with possession
0512 New mortgage
0513 Sale to mortgagee
0514 Liability entry
0600 Gift/Hevva/Bakshish
0601 Samrapan
0700 Partition/Vibhajan/Batwara/Batankan/Division/Takseem
0701 Splitting of Joint Pattas
0702 Baghapatram
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0703 Division of Land
0704 Division of Khewat
0705 Consolidation/Amalgamation/Merger of plots/Merging of Sub
divisions/Joining of adjacent surveys
0706 Combining of Khewats/Istraak Mulkhiyat
0707 Private partitions
0708 Sub division
0709 Patta transfer with sub division
0800 Court Decree/Nyayikadesh/Court order(Judicial institutions,
tribunals)
0801 Court Stay
0802 Release Court Stay
0803 Change in area of plot due to court settlement
0804 Court cases
0805 Cases under Inam Abolition act
0806 Cases under land ceiling
0900 Tenurial_Cultivator rights
0901 Tenure Change new to old
0902 Mutation of tenant/Tenant entry
1000 Others/Anya
1001 Settlement
1002 Rights entered if owner is alive
1003 Laawaris holdings
1004 Reservation
1005 De-reservation
1006 Cancellation/Annulment
1007 Survey Exchange
1008 Abandonment
1009 Requisition
1010 Minor/Major
1011 Note
1012 Mund carial right
1013 Variyid
1014 Khana Nashin Daughter
1015 Regularization/Niyaman
1016 Khatedari
1017 Mutations of managers of institutions
1018 ROR Movement
1019 Dakhil Kharij
1020 Burdi/ Baramdi
1021 Tartibi Rahin
1022 Rahin Baikami
1023 Kami Jasti Patrak Durasti (KJP)
1024 Distribution among family
1025 Distribution among family members if owner is alive
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1026 Distribution
1027 Distribution in Presence
1028 Co-ownership/Joint Ownership
1029 Tabdil Haqiyat
1030 Tabdil Malkiyat
1031 Sehat Indraaj
1032 Akhraajnaama
1033 Barga enrollment
1034 Pattedar Enrollment
1035 Mussanna Intkaal (Duplicate mutation)
1036 Rupantaran/Namjari/Mutation
1037 Extension of plot
1038 Transfer of plot
1039 Addition of plots
1040 Deletion of plots
1041 Other transactions without involving mutations
1042 Patta transfer without subdivision
1043 Land under ULC act
1044 Akatphod patrak/hissa form no 12
1045 Mutation regarding absentee or not in possession
1046 Mutation of khata khalsa
1047 Alteration of rent by occupancy tenants
1048 Mutation of assignees
1049 Mutation under tenancy act
1050 Recording of share croppers
1051 Homestate Beneficiary enrollment
1052 Recording of Patta Beneficiary
1053 City Survey Area
1054 Ozhumuri
1055 Group Ozhumuri
1056 Piece land Dakhal
1057 Bhoodan
1058 Dakhal ka Punarsadya
1059 Bhu-Arjan
1060 Prativedan(Adhikruth kathan)
1061 Kaashtkaari
1062 Dar-Kaashtkaari
1100 Adverse Possession
1101 Encroachment
1200 Land Acquisition
1201 Land acquisition award
1202 LAcq Sec 4
1203 LAcq Sec 6
1300 Lease/Pattanama
1301 Lease of Government Land
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1302 Redemption of lease
1303 Surrender of lease
1400 Land Allotment/assignment/Awantan
1401 Vesting of Land
1402 Government allotment
1403 Land assignment cum sale
1500 Land-Alienation (Conversion of land use)
1501 Land conversion
1502 Mutations of alienations
1503 Temporary alienation
1504 Alienation in case of hissadari kasht
1505 Alienation by occupancy tenants
1506 Diversion
1600 Settlement
1601 Bandobastidari
1700 Rights entry
1701 Right to succession
1702 Rights entered if owner is alive
1703 Other rights entry
1704 Rights entry in presence
1800 Rights relinquishment/Relinquishing/Hak-Tyag
1801 Rights withdrawal
1802 Extinction of Interest
1803 Di-vesting of Land
1804 Land taken back to Government Head
1805 Other rights removal
1806 Tenant removal
1807 Piece land removal
1900 Donation/Donate/Daan
2000 Grant
2001 LR- Grant
2002 Re-Grant
2003 Grant of occupancy rights
2004 Grant of Land order
2005 Lease Rent Land Grant
2006 Lease Grant
2100 Correction in records/Rectification
2101 Change of classification of land (dry to wet)
2102 Correct encumbrance/remarks
2103 Change in survey settlement
2104 Change in area
2105 Correction of Area of Village
2106 Correction as directed by court
2107 Cultivator change
2108 Change in name
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2109 Change in religion
2110 Change in possession
2111 Change in caste/ sub-caste
2112 Change in land type
2113 Non-Agricultural Change
2114 Change of purpose
2115 Waive (Change in ownership)
2116 Regional change full village transfer
2117 Regional change partial village transfer
2118 Regional change new village entry
2119 Regional change merging with existing village
2120 Change in Tenure
2121 Change in Surveyed land
2200 Government orders/Circulars
2201 Government Order
2202 Government Circular
2203 Government to Government
2204 Government Restriction
2205 Regularization/Ratification/Niyaman
2206 Partition by Government order
2207 Orders under MLRC
2208 Order for Special assignment of land
2209 Orders under Tenancy act
2210 Revenue Recovery/Bid
2300 Registration Deeds
2301 Succession deed
2302 Supplementary deed
2303 Duplicate deed
2304 Settlement deed
2305 Sale Deed/Sale certificate
2306 Declaration of Trust
2307 Registration
2308 Intimation slip
2309 Exchange Deed/Tabaadla/survey exchange/Vinimaya/Badlein
2310 Lease deeds with possession
2311 Redemption of lease deeds with possession
2312 Partition Deed
2313 Distribution deed
2314 Gift deed
2315 Will deed
2316 Release deed
2317 Partnership
2318 Agreement
2319 General Power of Attorney(GPA)
2320 Special power of attorney(SPA)
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2321 Correction deed(Titamma)
2322 Cancellation of GPA
2323 Cancellation of SPA
2324 Cancellation of Will
2325 Cancellation of Partnership
ENCODING
Since Land Records data is available in the local language, there is need for a standard
encoding scheme. At present, some states are storing data in 7 bit ISCII, ISFOC and 8 bit
ISCII. Unicode and its standards fonts as available for a specific language may be
adopted. The system shall enable transliterated outputs in English in respect of
vernacular data for integration of state level data at the national level.
GENDER
In existing Land Record databases, attribute “Gender” is used to capture information
about the gender of the owner. The Table 2.14.1 shows the list of standard Gender codes
in Land Records.
Table 2.14.1 -Gender codes in Land Records
Gender
Code
Gender name
1 Male 2 Female
3 Transgender
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PART-III Registration Process
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REGISTRATION PROCESS
Land Sales Transactions
Land can be transferred from one party to another through sale, purchase, gift,
inheritance, mortgage and tenancy. Any person can acquire certain rights on land by
succession, survivorship, inheritance, partition, purchase, mortgage, gift, lease or any
other right as holder, occupant, tenant of the land and assignee on the rent. The
registration of deeds and documents is relatable to entry 6 of the concurrent list in the
seventh schedule to the constitution of India. The law on the subject is contained in the
Registration Act, 1908, which is a Central act and the State Legislatures in its
applications to the respective State can amend this Act, subject to the provisions of article
254(2) of the Constitution whereas Land is a State List subject. The registration system
aims to provide a public record of land ownership to protect individuals from being
deceived by entering into transactions relating to properties previously disposed of and to
provide notice of existence of certain continuing interests, encumbrances and claims.
Sales of immovable property are first executed on a non-judicial stamp paper of the
prescribed amount. This constitutes the “Sale Deed” and is necessary to make the
transaction effective under the law. The value of the Stamp paper is known as the stamp
duty. Stamp duty is fixed as a proportion of total value of the transaction. The stamp duty
is payable by either the purchaser or seller, subject to agreements between them. The
original sale deed and a photocopy of the same are produced before the District Sub
Registrar at the district level and the sub-registrar at Tehsil/Taluk level for the
registration. The clerk compares the photocopy with the original and attaches a
certificate. The purchaser then deposits the registration fee and is expected to collect the
registered document at a later date. However, such registration if its value is one hundred
rupees and upwards is compulsory under section 17 of the Act and the validity of the sale
deed is not the concern of the registering officer. Different types of Registers and indexes
are maintained at the registration office.
Registration of deeds is followed by mutation which is to register a change in the Record
of Rights (ROR) of the land maintained by the State revenue authorities. Sale deeds carry
no guarantee of validity of the transaction and therefore offer no conclusive evidence of
rights in or on land. Once the mutation has been effected, the State Government through
the Tehsil/Taluk office provides the landowner with documentary evidence or rights in
land, is called Patta, which amounts to evidence of land right. However, legal interest in
land is not created or transferred until mutation takes place.
Activities of Registration process
(a) The pre-registration is the process where various enclosures like copy of ROR,
map sketch, etc are required to be furnished along with the deed.
(b) The second activity is registration where valuation, stamp duty calculation and
verification are done for registering the deed.
(c) The third activity is the post registration process where registered deed is assigned
to various registers and details about the transaction is sent to tehsil office in a
prescribed format for initiating action for mutation.
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Thus, it may be seen that before initiating the registration process, the Sub-Registrar may
access the digital data about details of ownership from the Taluk computer centre to
verify relevant details of transactions to be registered.
So both the offices require the data from each other. Hence, in order to streamline the
processes as mentioned above, both the offices have to be computerized and integrated
for facilitating electronic data interchange.
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PART-IV Integration of Land Records with Registration Process
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INTEGRATION OF LAND RECORDS WITH REGISTRATION PROCESS
Need for Integration
In most of the States, at present, registration system is manual and depends upon old age
methods and procedures. Various departments like commercial tax, law or stamps
department look after registration at present. The increasing volume of transactions has
led to inordinate delays and inefficiencies. Therefore, there is a need to computerize
registration process and integrate with the computerization of land records in order to
streamline the process of mutation, regular updation of land records, enforce genuine
transactions and better planning of land use. This will also enable transparency and
efficiency in the system.
Objectives of Integration
(d) Forward and backward linkages in term of sharing of information of land records
and registration will ensure the speedy and genuine land transactions along with
continuous land records updation
(e) Reduce scope for manipulation of records and under valuation of land and
property
(f) Reducing the time required for completing the registration and mutation
(g) Computerize books/registers will ensure proper control and monitoring
(h) Assist the revenue functionary in initiating mutation process for speedier disposal
of mutation cases and updating of RORs
Both Land Records and Registration process needs to be integrated for facilitating
electronic data interchange. Land Records are maintained in the office of the Tehsildar of
the concerned taluk whereas land registration and valuation system is dealt with by the
Sub-Registrar Office (SRO) which is mostly located in the same Taluk/Tehsil
headquarters. As per the existing procedure, in a few states, details of all the registered
documents are sent to the concerned Tehsildar of Taluk/Tehsil in specific format know as
J-Slip/A-Patrak/Parcha/Parcha Yadast. The information will enable the tehsildar to
initiate the mutation process of particular land transactions. It may sent either weekly or
fortnightly and sometimes the information may be incomplete for the tehsildar to initiate
mutation proceedings.
Pre-requisites for carrying out the integration process
(a) Mapping of the codes used for location consisting of state code, district code,
tehsil code, village code results in same codification for location.
(b) Identification of plots should be based on survey number/plot number /khasra
number along with hissa number with same format across the state
(c) Same unit of area extents to be followed in both the processes
(d) Nature of classification of transactions such as sale, gift, lease, etc should be same
in both the process of registration and mutation
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(e) Both the systems should use the same fonts and storage format
(f) Standardization of valuation of land and other property
The data exchange between land records and registration can take place over the
electronic network. Signed hard copy of details of registered deeds should also be sent to
tehsil office for future reference.
The registration system can use the information on ownership from land records database
like viewing of the present ROR which will help in verifying the deed details and also the
list of prohibited survey numbers or plot ids(Khasras) must be available to the SRO to
enable him know about the liabilities or charges on the land.. This will help the
registration system in registering genuine transactions The details about the transactions
sent by the SRO to the Tehsil office in prescribed format will not only help in finding
erroneous and incorrect transactions but also for initiating mutation notices and
processes. The structure of information to be transmitted to tehsil office from the Sub-
Registrar Office(SRO) be uniform as mentioned below:
(a) Location details such as Sub-Registrar office code, taluk code, village code and
names.
(b) Registration number or any identification number of the document.(key field)
(c) Details of parties-seller and purchaser
(d) Unit of measurement in metric system as standardized
(e) Nature of transactions such as sale, gift, lease, will, mortgage, release, power of
attorney, etc.(Article name)
(f) Consideration amount as stamp duty for the transaction(Required sometimes for
high value transactions by Income Tax department)
(g) Share of the seller
(h) Identity proof like PAN card, Election ID or Driving License for both the sellers
and purchasers.(key field)
(i) Same font for local language and storage.
(j) Execution date in DD/MM/YYYY format
The details of registered documents must be generated and sent to the Tehsil/Taluk office
daily in the prescribed format.
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Land Records Property Registration
Location Code Location Code
Khasra Number (Survey
number, Parcel number,
Plot number)
Khasra Number
Khatha Number (account
number)
Area units
Area units(Extents) Transaction type(Sale, Gift,
Will, Inheritance, Pledge,
Decree)
Share Share
Owner Details Parties Details
Crop Details Stamp duty
Soil Consideration amount
Source of Irrigation Execution Date
Mutation Transaction type Identity proof
Remarks Land type
Land use Book number
Common Information in both the systems for information exchange are
Location Code(State code, District code, Tehsil/SRO
code, Village code)
Area units
Share
Parties Details(Seller & Purchaser)
Transaction type
Khasra number(Survey number)