1. Sub-Registrar’s Office (SRO)
The first and most critical place to record a change in land ownership is the Sub-Registrar Office, where the sale deed must be registered under the Registration Act.
- Mandatory for legal validity of sale
- Stamp duty and registration fee apply
- Generates a registered sale deed with transaction details
- Official entry in property transfer records
2. Revenue Department (Tahsildar or Talathi Office)
After registration, the new owner must apply for mutation in the Revenue Department, which updates ownership in land records.
- Updates Patta, Khata, or RTC in buyer’s name
- Required for tax payment and record of possession
- Records the new owner in village land records (Adangal, 1B, etc.)
- Maintains land type and classification details
3. Municipal Corporation or Local Urban Body
In urban or peri-urban areas, ownership change must be updated with the municipality or panchayat, especially for property tax and zoning records.
- Updates municipal property tax register
- Enables generation of new tax ID or assessment number
- Required for water, drainage, and electricity connections
- Needed for layout or building plan approvals
4. Panchayat or Gram Sabha Office (for Rural Lands)
For rural or village lands, the Gram Panchayat or Village Administrative Office (VAO) maintains land records such as Patta/Adangal registers.
- Mutation requests submitted via village office
- Land use classification and tenancy details updated
- Often needed for eligibility under rural land schemes
- Helps in resolving boundary and access issues locally
5. Land Records Department (Bhoomi, Dharani, etc.)
States have digitized land records under portals like Bhoomi (Karnataka), Dharani (Telangana), or MahaBhulekh (Maharashtra), where updated ownership appears.
- Digital land records reflect mutation entries
- Can download ROR, EC, FMB maps online
- Used by banks, buyers, and lawyers for due diligence
- Helps detect fraud or multiple ownership claims
6. Encumbrance Certificate (EC) from SRO
Ownership updates are reflected in the EC, which shows the chain of title and any financial liabilities like mortgages or pending transfers.
- EC must reflect the latest sale deed entry
- Covers 10, 20, or 30-year property history
- Essential for resale or applying for loans
- Must match physical documents and mutation status
7. Industrial Development Authorities (If Applicable)
For land allotted in SIPCOT, MIDC, KIADB, GIDC, etc., ownership changes must also be recorded with the relevant industrial authority.
- Transfer permitted only after their NOC
- Update lease or allotment agreements
- Needed for utilities, development, and sub-leases
- Mandatory for SEZ or park-based land holdings
8. Electricity and Utility Boards
Though not a land record body, utility departments require proof of ownership transfer for billing and new service requests.
- TNEB, BESCOM, MSEDCL, etc., update based on sale deed
- Submit mutation and ID proof for name change
- Critical for land under development or leasing
- Prevents billing conflicts or service disconnection
9. Housing Society or Layout Association (if applicable)
In plotted layouts, industrial clusters, or cooperative societies, ownership changes must be recorded with the governing body or association.
- Ensures smooth entry and access rights
- Updates voting rights or maintenance billing
- Prevents future title or possession disputes
- Necessary for NOC in resale within gated communities
