UP Bhulekh & Khatauni: Check Land Records Before Buying
If you are buying a plot or agricultural land anywhere in Uttar Pradesh, the khatauni is the first document to look at. It tells you who the government records show as the owner, how much land they hold and what type of land it is. You can see it free on the UP Bhulekh portal in a few minutes. This guide shows how, and what to check.
What are khatauni and khasra?
- Khatauni is the Record of Rights. It lists the account holder (khatedar), each person’s share, and the plots held under that account, with area and land class.
- Khasra is the plot-level record. Each plot, also called a gata, has a khasra number with its own size and use.
In practice: the khasra number identifies the piece of land; the khatauni tells you who holds it.
How to view a khatauni on UP Bhulekh
- Open the official portal, upbhulekh.gov.in. No login is needed.
- Choose the option to view the khatauni (Record of Rights).
- Select the district, then the tehsil, then the village.
- Search by khasra/gata number, khata number or owner name. A khasra number is the most accurate; owner names often repeat.
- Click search, choose the matching record and open the details. You can view, download or print it.
The portal also offers a “real-time khatauni”, which reflects recent mutations and revenue entries. Use it when a sale or inheritance has happened recently.
What to check before you buy
- Seller’s name and share. The person selling should appear as a holder. If several co-owners are listed, every co-owner (or their legal representative) must join the sale for their share.
- Khasra number and area. Match the khasra number and area with the sale agreement and with the plot you physically visited.
- Land class. Agricultural land cannot simply be used for a house or shop. Check whether land use has been converted where needed, or whether the plot sits in an approved layout.
- Recent changes. Compare the real-time khatauni with older copies. A very recent change of name deserves an explanation and documents.
- Government or restricted land. Entries showing gram sabha, government or other restricted land are a reason to stop.
Is the online copy enough?
The online khatauni is good for a first check. For a bank loan, registration or any legal matter, you will usually need a certified copy from the tehsil, along with the chain of sale deeds. Banks also commonly ask for an encumbrance search on IGRS UP to confirm the land is not mortgaged.
Other checks that go with the khatauni
- Sale deed chain. Trace previous sale deeds back at least 30 years where possible.
- Encumbrance. Search IGRS UP for registered transactions on the property.
- Layout approval. For plots in a colony, check that the layout is approved by LDA, Awas Vikas Parishad or the relevant authority. For new projects, check UP RERA registration. See our UP RERA guide.
- Physical boundaries. Visit the plot and confirm boundaries with neighbours and, if needed, the lekhpal.
Our guide on verifying property documents before buying covers the full list.
Plots on Housepartner
Looking for plots in Lucknow? See listings such as Awas Vikas Plot, Vrindavan Yojna Sector 9 and Vidhi Estate Extension Sultanpur Road, a UP RERA-registered plotting project.
Frequently asked questions
How can I see my khatauni online in UP?
Visit upbhulekh.gov.in, choose the khatauni option, select district, tehsil and village, and search by khasra number, khata number or owner name.
What is the difference between khasra and khatauni?
Khasra is the record of a single plot. Khatauni is the Record of Rights that shows who holds one or more plots and in what share.
Is an online khatauni valid for a bank loan?
It is useful for checking, but banks and courts usually ask for a certified copy from the tehsil.
What is a real-time khatauni?
It is the version of the khatauni that shows the latest mutations and revenue entries, useful after a recent sale or inheritance.
This guide is general information, not legal advice. For a land purchase, have the documents checked by a lawyer.