Who authenticates land ownership history?

Authenticating the ownership history of land is a vital process during land sale transactions, inheritance, or land development. The authentication involves verifying the chain of title, legality of transfers, and official records through multiple government authorities and legal instruments.

1. Sub-Registrar of Assurances

• Primary Authority responsible for the registration of land sale deeds, gift deeds, lease deeds, and power of attorney agreements.
  
• Maintains an official registry of ownership transactions and provides:
  
  • Certified copies of registered sale deeds
    
  • Encumbrance Certificates showing transaction history
    
• Sale or transfer of land is legally recognized only upon registration with this office.
  

Documents Issued:

• Sale Deed (certified copy)
  
• Encumbrance Certificate (EC)
  
• Index II (in some states, like Maharashtra)
  

2. Revenue Department / Tahsildar Office

• Maintains land ownership records, mutation records, and revenue payment registers.
  
• Responsible for updating land records when ownership changes through:
  
  • Inheritance
    
  • Gift
    
  • Sale or court decree
    
• Conducts mutation entry to reflect new ownership in official records like:
  
  • Record of Rights (RoR)
    
  • Pattadar Passbook
    
  • Khata/Patta records
    

Documents Issued:

• Mutation Certificate
  
• 7/12 Extract (India – Maharashtra)
  
• Khata Certificate (India – Karnataka)
  
• Jamabandi / Khasra-Khatauni (India – North Indian states)
  

3. Survey and Settlement Department

• Authenticates physical boundaries and land measurements aligned with legal documents.
  
• Issues survey maps, field measurement books (FMB), and land sketches that are often used to verify whether the historical ownership corresponds to physical possession.
  
• Helpful in resolving boundary and encroachment disputes related to historic transfers.
  

Documents Issued:

• Survey Sketch
  
• Field Measurement Book (FMB)
  
• Village Map or Cadastral Survey Records
  

4. Municipal or Local Bodies (Urban Areas)

• Maintain ownership and tax records for urban properties and plots within city limits.
  
• Issue property tax receipts and ownership certificates for properties within their jurisdiction.
  
• Useful in verifying historic occupancy and municipal compliance.
  

Documents Issued:

• Property Tax Register Extract
  
• Ownership Certificate
  
• Building Plan Approvals (if structures exist)
  

5. Court of Law

• Ownership history that involves disputes, legal settlements, or probate matters is authenticated through:
  
  • Civil Court Decrees
    
  • Probate Orders (in case of inheritance)
    
  • Partition Decrees among family members
    
• These documents may override registered records if the court decision affects ownership rights.
  

Documents Issued:

• Certified Court Orders
  
• Probate Certificates
  
• Legal Heir Certificates (from appropriate authority)
  

6. Notary and Legal Professionals (For Private Verification)

• Lawyers and legal experts conduct title due diligence, authenticate ownership chains by reviewing:
  
  • Registered deeds
    
  • Past encumbrance certificates
    
  • Mutation and revenue entries
    
• While they do not issue official government documents, their legal opinion is often essential for banks, buyers, and developers.
  

Outputs Provided:

• Title Search Report
  
• Legal Due Diligence Certificate
  
• Advocate Title Opinion Letter