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Step_by_Step_Guide_Using_Bhoomi_Kaveri_and_Other_Portals_for_Property_Due_Diligence_in_Karnataka

Step-by-Step Guide Using Bhoomi, Kaveri, and Other Portals for Property Due Diligence in Karnataka

When buying land or property in Karnataka, conducting thorough legal due diligence is crucial to ensure that the asset is genuine, free of disputes, and properly documented. Fortunately, the Karnataka government has digitized many aspects of land and property records, making it easier for buyers and legal professionals to access information.
This article walks you through a step-by-step process of using official portals like Bhoomi, Kaveri Online, E-Swathu, and other resources to verify the legality of property transactions.

🔍 Step 1: Check Land Records on Bhoomi

Bhoomi (https://landrecords.karnataka.gov.in) is the official portal for accessing RTC (Record of Rights, Tenancy, and Crops) and other basic land ownership records.
How to Use:
  1. Visit the Bhoomi portal and click on ‘View RTC and MR’.
  2. Select your district, taluk, hobli, and village.
  3. Enter Survey Number and choose the Surnoc or Hissa number (if applicable).
  4. Click Fetch Details to view the latest RTC.
What to Look For:
  • Owner’s name(s)
  • Extent of land
  • Type of land use (agricultural/non-agricultural)
  • Mutation status
  • Encumbrances or tenancy claims
📝 Tip: RTC must reflect the latest mutation entries if there has been a recent sale or inheritance.

📑 Step 2: Verify Encumbrance Certificate on Kaveri Online Services

Kaveri Online Services (https://kaverionline.karnataka.gov.in) is the go-to portal for registering property documents and verifying Encumbrance Certificates (EC).
How to Use:
  1. Register/login to Kaveri Online.
  2. Navigate to ‘Online Services > Encumbrance Certificate’.
  3. Enter property details: District, SRO office, and document details or survey number.
  4. Choose the EC period (last 10–15 years is recommended).
  5. Pay the fee and download the EC.
What to Look For:
  • List of transactions (sale, mortgage, gift, etc.)
  • Check if there are any mortgages, liens, or legal attachments
  • Name of the registered owners must match RTC
📝 Tip: An EC with no entries is not always a good sign; it could mean the property was never officially registered.

🏢 Step 3: E-Swathu Verification for Gram Panchayat Properties

For properties under rural local bodies (Gram Panchayats), use the E-Swathu portal (https://e-swathu.kar.nic.in) to verify property details.
How to Use:
  1. Click on “Document Verification”.
  2. Enter the property ID or owner’s name.
  3. View the Form-9/Form-11B records.
What to Look For:
  • Property tax details
  • Ownership status
  • Any unauthorized developments
  • Building plan approvals (if applicable)
📝 Note: Many B-Khata and Panchayat properties are prone to irregularities. E-Swathu ensures that the property has not been forged or duplicated in multiple names.

🧾 Step 4: Check Mutation Extract and Land Conversion Certificate

If the land was originally agricultural, check whether it has been legally converted for residential or commercial use.
Where to Check:
  • Bhoomi Portal: Mutation Extract (MR) for ownership transfer status.
  • DC Office or Atalji Janasnehi Kendra: Land conversion certificates (Form 10).
What to Look For:
  • Mutation status must reflect current owner.
  • Conversion order must be passed by the Deputy Commissioner.
  • Zoning must match the intended use (residential/commercial).

🏗️ Step 5: Check RERA Registration (For Plotted or Apartment Developments)

Use the Karnataka RERA Portal (https://rera.karnataka.gov.in) for any apartment, plotted development, or builder project.
How to Use:
  1. Search by project name, promoter, or location.
  2. View project details, layout approvals, and sanctioned plans.
What to Look For:
  • Valid RERA registration number
  • Approved plan and land status
  • Developer credentials and complaints (if any)
📝 Tip: If the project is not RERA registered, it is illegal to advertise or sell units before completion.
If the landowner is named as co-promoter under RERA, the agreement must clearly indemnify them from construction and marketing liabilities.

✅ Final Step: Cross-Verify with Legal Assistance

While digital portals make verification easier, they are not a substitute for legal due diligence by a qualified expert.
At RealtyLegal, we:
  • Review RTC, EC, MR, Form 10, RERA, and other legal documents
  • Identify discrepancies and verify the chain of title
  • Check for pending litigation or stay orders
  • Draft and vet your sale agreement and sale deed
Digitization has made land and property verification more accessible, but interpreting these records still requires legal insight. Mistakes or oversights can lead to costly disputes and even loss of property.
Use Karnataka’s official portals wisely — and always combine them with professional legal due diligence for a safe and stress-free real estate investment.
🔗 Visit www.realtylegal.in to get expert help with your property verification today.

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