Buying land is the oldest investment there is — and the one where a missing document hurts the most. The good news: in Karnataka, nearly everything you need to verify is a matter of public record. This checklist covers what to ask for, what it proves, and where to check it.
Important: this guide is general information, not legal advice. Land law has exceptions, and every parcel is different. Always have an independent property lawyer verify the documents for the exact plot you’re buying.
Step 1: Confirm who owns the land — RTC (Pahani)
The RTC — Record of Rights, Tenancy and Crops, often called the Pahani — is the basic land record for a survey number. It shows:
- the registered owner(s),
- the extent (area) of the land,
- how the land is classified,
- any recorded rights or liabilities.
You can view RTCs on Karnataka’s Bhoomi land records portal. Check that the seller’s name matches, and that the area matches what you’re being sold.
Step 2: Trace how ownership passed down — mutation records
A single RTC is a snapshot. Mutation records show how ownership changed hands over time — sale, inheritance, partition. Ask for the full chain going back a good number of years. Gaps or unexplained transfers are a red flag worth investigating before you go further.
Step 3: Make sure nothing is owed against it — Encumbrance Certificate
An Encumbrance Certificate (EC) lists registered transactions on a property — sales, mortgages, and so on — over a period you request. You want a clean history with no outstanding loans or claims. In Karnataka, ECs are available through the sub-registrar and the state’s Kaveri online services.
Step 4: Check what the land can legally be used for — conversion
Agricultural land is classified for farming. Using it for non-agricultural purposes, such as residential use, can require conversion under the Karnataka Land Revenue Act, granted by the Deputy Commissioner’s office.
Ask the seller directly: What is this land classified as, and what am I allowed to build here? Get the answer in writing, backed by documents.
Step 5: Can you buy it at all? The 2020 reform
For decades, Karnataka’s Land Reforms Act restricted who could buy agricultural land. In 2020, the state amended the law to relax those restrictions (the old Sections 79A and 79B), opening agricultural land purchases to many more buyers. Your lawyer should still confirm there’s nothing specific to your parcel that limits a sale.
Step 6: Local records and khata
Properties in rural panchayat areas are recorded by the gram panchayat, and in Karnataka this is managed through the e-Swathu system. Ask what panchayat records exist for the plot and that they match the title documents.
Step 7: For projects — approvals and RERA
If you’re buying into a developed project rather than raw land, also check:
- Layout or project approvals from the relevant authority.
- RERA registration, where the project requires it. You can search any project on the Karnataka RERA website (rera.karnataka.gov.in).
- Utilities in writing — how water, power and sewage are provided, and by whom.
Step 8: Before you sign
- Read the sale agreement carefully — payment schedule, handover date, penalties, what’s included.
- Match the survey number and boundaries on paper to the land on the ground. Walk it.
- Never pay large amounts in cash, and get receipts for everything.
A shortcut worth taking
The safest way to buy land near Bangalore is through a developer that has already done this homework and will hand you the documents to verify. At One Wolf, land is aggregated and title-checked before a project is launched — that’s our model. Eden 144, our sold-out plotted development in Devanahalli, is registered under Karnataka RERA as PRM/KA/RERA/1250/303/PR/190722/002715.
Looking at farm houses or villa plots? Start with Northern County near Nandi Hills or Silver Ranches in Doddaballapur, and ask our team for the documents — we’ll walk you through them. For the bigger picture, read our farm house buyer’s guide.
