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)