Understanding Khasra and Khatauni Numbers: Your Key to Safe Agricultural Land Purchase

Investing in agricultural land in India offers promising long-term returns, but navigating the complex legal landscape and understanding land records can be challenging. This comprehensive guide covers everything you need to know about purchasing agricultural land legally and understanding vital land record documents like Khasra and Khatauni numbers.

Part 1: Legal Essentials for Agricultural Land Purchase

Why Proper Legal Knowledge is Crucial

When investing in agricultural land, overlooking legal requirements can lead to:

• Potential fraud and property disputes
• Unexpected financial losses
• Legal complications years after purchase
• Difficulties with future property sales
• Invalid ownership claims

Key Legal Steps When Buying Agricultural Land

1. Title Deed Verification

The title deed confirms the seller's ownership rights and their ability to sell the property:

• Examine both current and previous title deeds
• Verify if multiple owners are listed
• Check for encroachments or third-party access rights
• Have a qualified land lawyer review all documentation

Pro Tip: Look for a continuous chain of title documents going back at least 30 years to ensure clean ownership history.

2. Land Sale Agreement

After document verification, create a comprehensive sale agreement that outlines:

• Advance payment amount (typically 10-15% of total value)
• Balance payment schedule
• Timeline for completing the sale
• Any specific conditions requiring fulfillment

Ensure this agreement is drafted under legal supervision and signed with two witnesses present. Review all clauses carefully before signing.

3. Stamp Duty Payment

Stamp duty varies significantly across Indian states:

• Maharashtra: 3-5% of property value
• Karnataka: 5-6% for agricultural land
• Tamil Nadu: 7-9% based on location

This is both a tax and a legal requirement that validates your ownership documents in court. For detailed information, check our guide on stamp duty and registration charges for Indian property buyers.

4. Land Registration

Registration officially records the property transfer in government records:

• Must be completed at the Sub-Registrar's office according to the India Registration Act 1908
• Both parties must be present with essential documents including:
  • Original title deed
  • Previous transfer deeds
  • Identity proof of both parties
  • Two witnesses

Registration fees typically range from 0.5-1% of property value.

5. Securing Important Certificates

Essential certificates include:

• Sale/Conveyance Deed: Officially transfers ownership with precise location coordinates, measurements, and boundary details. Learn about differences between conveyance and sale deeds.
• Encumbrance Certificate: Confirms the property is free from legal disputes and financial liabilities (costs between ₹500-₹3,000)
• Land Measurement Certificate: Verifies exact dimensions of the property

6. Verify No Pending Dues

Before finalizing, check:

• All property taxes are current
• No outstanding utility bills
• No pending government notices
• No municipal dues on the land

7. Title Transfer in Land Records

After completing legal procedures:

• Ensure your name is added to village office records
• Update the Record of Rights (RTC/Patta/7/12 Extract). Read more about 7/12 land records in Maharashtra.
• Verify the mutation entry in land records

Part 2: Understanding Khasra and Khatauni Numbers

What are Khasra and Khatauni Numbers?

Khasra Number

The Khasra number is a unique identifier assigned to a specific land unit:

• Acts as the ID for a particular piece of land
• Required for accessing any information about your land
• Used for official communications regarding the property
• Essential for avoiding legal complications

Khatauni Number

The Khatauni number is issued specifically to owners of agricultural land:

• Provides comprehensive information about land ownership
• Assigned to those cultivating farmlands
• Available from the Tehsildar's office or online state portals
• Indicates landholding patterns within a family

Differences Between Khasra and Khatauni

Though often used together as "Khasra Khatauni," these are distinct:

Critical Information Revealed by Khasra-Khatauni Records

• Land area and precise dimensions
• Number of owners and their respective shares
• Complete ownership history for the past 50 years
• Details of who is cultivating the land
• Family landholding patterns
• Geographical details of surrounding plots
• Vegetation and natural features
• Lease and mortgage information
• Soil quality assessment

Who Maintains These Records?

1. Village Lekhpal: Checks the Sharja document (village area map) and assigns initial numbers
2. Patwari: Maintains ongoing records and updates when:
   • Land is divided (e.g., plot 18 becomes 18/1 and 18/2)
   • Ownership changes through sale or inheritance
   • Joint ownership is established

Part 3: State-Specific Agricultural Land Regulations

Tamil Nadu

• No profession-based restrictions
• Maximum purchase limit: 59.95 acres
• Conversion to non-agricultural use possible after 10 years
• Registration fees around 1% plus 7-9% stamp duty

Learn more about property tax and registration in Tamil Nadu through our Tamil Nadu property tax guide.

Andhra Pradesh

• Open to all buyers regardless of profession
• Ceiling limits: 10 acres (irrigated) or 54 acres (non-irrigated)
• Online verification through Dharani portal

Kerala

• No profession-based restrictions
• Family-based ceiling limits:
  • Single adult: Max 7.5 acres
  • Family (2-5 members): Max 15 acres
  • Larger families: Up to 20 acres with additional allowances
• Registration costs approximately 8% of fair value

If you're interested in real estate in Kerala, read our guides on best places to live in Kerala and Kerala land records and Ente Bhoomi portal.

Maharashtra

• Only agriculturists can purchase agricultural land
• Maximum ceiling: 54 acres
• NA permission required for land use change
• Stamp duty: 4-5% depending on location

For updated information about property rates in Maharashtra, see our article on ready reckoner rates in Mumbai and upcoming RR rate hikes in Mumbai.

Gujarat

• Only agriculturists can purchase agricultural land
• Since 2012, agriculturists from any Indian state eligible
• Ceiling limit: Approximately 20 acres of irrigated land
• Registration fees around 1% plus 4.9% stamp duty

Check out our guide to Jantri rates in Gujarat for more information about property valuation.

Himachal Pradesh

• Only local agriculturists can purchase freely
• Others need Section 118 permission
• Maximum ceiling: 32 acres (160 bighas)
• Special restrictions in tribal areas

Part 4: Accessing Land Records Online

How to Check Khasra/Khatauni Numbers Online

General procedure:

1. Visit your state's Bhulekh portal
2. Select the option to check land records
3. Enter required details (district, tehsil, village)
4. Provide additional identification information
5. Submit and view your land records

State-Specific Digital Portals

Mobile Applications for Land Records

The Bhulekh Online application offers:

• Simple navigation to access land records
• Real-time updates linked to official portals
• Comprehensive property information
• User-friendly interface for checking Khasra-Khatauni details

Note: This is a third-party application not affiliated with government entities. Exercise caution with confidential information.

Part 5: Common Mistakes to Avoid

1. Inadequate Land Inspection

• Always physically inspect the property
• Check soil quality, water sources, and drainage
• Verify actual boundaries match documented records
• Assess road access and connectivity

For more guidance on property inspection, check our essential checklist for property site visits.

2. Focusing Only on Purchase Price

Consider:

• Location value (proximity to markets, towns)
• Existing infrastructure (irrigation, storage)
• Transportation options affecting future value
• Development potential of surrounding areas

3. Overlooking Hidden Costs

Budget for these additional expenses:

• Registration: ₹5,000-₹25,000
• Legal fees: ₹10,000-₹50,000
• Land conversion charges: ₹1 lakh to ₹10 lakh
• Annual property taxes
• Survey and boundary marking: ₹5,000-₹15,000

4. Neglecting Future Land Use Planning

• Research applicable zoning regulations
• Understand development restrictions
• Check for planned government projects nearby
• Verify special economic or environmental zones

Conclusion

Purchasing agricultural land in India requires thorough understanding of legal procedures, documentation, and state-specific regulations. The Khasra and Khatauni numbers are vital components of rural land records that provide essential information about ownership, land characteristics, and cultivation rights.

By diligently following proper legal channels, verifying land records through Khasra-Khatauni documentation, and conducting thorough due diligence, you can make informed decisions and protect your agricultural land investment. Always consult with legal experts specialized in agricultural property matters and verify all documentation meticulously before finalizing any purchase.

With careful planning and proper documentation, agricultural land can be a valuable asset providing stable returns and potential for future development.

If you're considering other real estate investment options, explore our guides on smart ways to invest in Indian real estate, investing in plots, or vacation homes in hill stations.

Frequently Asked Questions

1. Can NRIs purchase agricultural land in India?
No, NRIs and foreign nationals cannot purchase agricultural land in India as per FEMA regulations, though they can inherit such property. For more information on NRI property options, see our guide on buying property in India as an NRI.

2. What is the difference between Khasra number and Khatauni number?
Khasra number identifies a specific land parcel, while Khatauni number is assigned to landowners who cultivate agricultural land and may cover multiple land parcels.

3. How long does the agricultural land registration process typically take?
Usually 15-30 days, though timelines vary by state and can be longer if document issues arise.

4. Is conversion of agricultural land to non-agricultural purposes allowed?
Yes, but requires specific permissions like NA (Non-Agricultural) certificate or CLU (Change of Land Use) permission, varying by state.

5. Are there tax benefits for owning agricultural land?
Yes, agricultural income is exempt from income tax, and long-term capital gains from agricultural land receive favorable tax treatment. For more tax insights, see our guide on smart ways to save tax when selling property.

6. What documents should I check before purchasing agricultural land?
Key documents include title deed, revenue records, encumbrance certificate, land measurement certificate, and mutation records showing ownership history.

7. How often are Khasra-Khatauni records updated?
Updates typically take 3-6 months to reflect in official records after ownership changes or land divisions.

8. Can I check land records without knowing the Khasra number?
In many states, you can search by owner name, survey number, or village details if the Khasra number is unknown.