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Coding Scheme in practice of Property Registration in Major States

November 2008

Prepared by: Land Records Informations Systems Division

Ministry of Communications & Information Technology National Informatics Centre, New Delhi Government of India

LRISD, NIC(Hqrs) Table of Contents Sample Deed Formats-Representative States 1. 2. 3. 4. 5. 6. Andhra Pradesh Assam Gujarat Haryana Puducherry Uttar Pradesh 4 9 15 17 24 40 Page No.

PART-II (Coding Scheme) Major Codes in Property Registration Location Code Parties Type Total Extents(Area) Rights and Liabilities(Mutation types) Encoding Gender PART-III Registration Process PART-IV-Integration of Land Records with Registration Process

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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____________________ aged about __________ S/o, D/o, years, W/o. Occupation: ____________________, ___________________

Resident of D.No. ________________________________________ Represented by his / her agent Being Minor Represented by Father / Mother / Brother / Guardian etc.

Sri____________________ aged Residing power of about at __________

S/o,

D/o, years,

W/o. Occupation: under

____________________, ___________________ general / as special Document

______________ attorney

dated________

Registered

Number_____ of Year_____ Book IV of RO/SRO__________. ( Hereinafter called the VENDOR ).

IN FAVOUR OF
Sri____________________ aged about __________ S/o, D/o, years, W/o. 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. 3. The Vendor has given vacant possession of the said property to the Vendee. 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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LRISD, NIC(Hqrs) 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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LRISD, NIC(Hqrs) 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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LRISD, NIC(Hqrs) 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 Ownership type name type Code 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) Gher Hakdar/Bhumiswami Gher Hakdar 02013 02014 02015 Asthaiya Pattedar Maalkaan Kabja

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LRISD, NIC(Hqrs) 02016 02017 02018 02019 02020 02021 02022 02023 02024 02025 02026 02027 02028 02029 02030 02031 02032 02033 02034 02035 02036 02037 03000 Rayati Chirasthayi (Private Owned Land) Akrisha Chirasthayi (Owns Land only for House)/Ghar Adhi Akrisha Chirasthayi (Owns a part of a building) Raiyat Khatedar Gher Khatedar Vyaktigath Khatedar Samyukt Khatedar Samayik Khate Aa.Ku.Ma Aa.Pa.Ka Avibakht Kutumbh Khate Khajagi Company/Company Kua Malik (Owns only the well) Kuthiyadar Adhiyadar Hissadar Gher Marushi Pattedar Gharinda Chakauthedhar Makbuja Maalkaan Bhumiswami Asthanthariniya Institution (Organisation/Sanstha/Bank/Society/Department/Board/Authority/ Trust) Aaukaf Department Wakf Department/Wakf Board Peersthan Bharat Shasan Raksha Sampada Cantonment Board MES Dharmik Sthan(Mandir/Masjid/Church/Gurdwara) Communidade District Board Custodian Sthanik Swarajya Sanstha Sahakari Sanstha Shikshanik Sanstha Samajik Sanstha School College Dharmshala Sarvajanik Nirman Vibaag PWD Maharashtra Shasanache Vibaag Maharashtra Shasanache Mahamandale

03001 03002 03003 03004 03005 03006 03007 03008 03009 03010 03011 03012 03013 03014 03015 03016 03017 03018 03019 03020

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LRISD, NIC(Hqrs) 04000 04001 04002 04003 04004 04005 04006 04007 04008 04009 04010 04011 04012 04013 04014 04015 04016 04017 04018 04019 04020 04021 04022 04023 04024 04025 04026 04027 04028 04029 04030 04031 04032 04033 04034 04035 04036 04037 04038 04039 04040 Others Allottee Myadi (Periodic Patta Holder) AP Holder (Annual Patta Holder) Lessee Possession on the basis of Patta Possession against various sections Possession under Homestead Benefits Interest till Death Common uses for Public Barga Permissive Grantee Lessee of Government Inam Khaasmahal Pattedar Market Committee Shaamlat Rastha Shaamlat Patti Shaamlat Deh Mills Jumla Mushtaraka Maalkaan Sabha Ashram Aabaadi Teeka Aabaadi Deh Gher Hazir/Kabij Aabpaara Kunidgaan Bartan Bartandaran Farm Allottee Chirasthayi Kheraj Myadi Bishes Myadi Eksona Kheraj Eksona Laa Kheraj(No Revenue) Nisf Kheraj (Half Revenue) NLR Grant Simple Fee Grant FS Grant WLA

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LRISD, NIC(Hqrs) 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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LRISD, NIC(Hqrs) 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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LRISD, NIC(Hqrs) 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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LRISD, NIC(Hqrs) Table 2.10.1- Mutation-Transaction Types Mutation-transaction types with National level digital coding scheme Mutation type Code 0100 0101 0102 0103 0104 0105 0106 0107 0108 0200 0300 0301 0302 0400 0401 0402 0403 0404 0405 0500 0501 0502 0503 0504 0505 0506 0507 0508 0509 0510 0511 0512 0513 0514 0600 0601 0700 0701 0702 Mutation type Description

Uttar Adhikar/Virasat/Inheritance/Succession Pitarajita Pothi (Inheritance for daughter) Survivorship Inheritance by adoption and daughter Heir ship entry Tenant Inheritance Warish Enrollment Paitrak(Khaandani) Uttar Jivit/Adoption/Godanama Will(Wasiyat/Wasiyatnaama) Registered will Unregistered will Sale/Bechan/Bain/Vikreya Redemption of lease deeds with possession (Conditional Sale) Auction sale Conveyance ReConveyance Purchase Mortgage/Bandak/Rehanman/Pledge Sub-mortgage Mortgage with possession Mortgage without possession Sale of mortgaged land Sale of mortgage Second mortgage Redemption of mortgages/Release/Rehanmukht/Liability removal Redemption of second mortgage Redemption of sub mortgage Borrowings from milk co-operatives ((Taaran) Redemption of mortgage with possession New mortgage Sale to mortgagee Liability entry Gift/Hevva/Bakshish Samrapan Partition/Vibhajan/Batwara/Batankan/Division/Takseem Splitting of Joint Pattas Baghapatram

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LRISD, NIC(Hqrs) 0703 0704 0705 0706 0707 0708 0709 0800 0801 0802 0803 0804 0805 0806 0900 0901 0902 1000 1001 1002 1003 1004 1005 1006 1007 1008 1009 1010 1011 1012 1013 1014 1015 1016 1017 1018 1019 1020 1021 1022 1023 1024 1025 Division of Land Division of Khewat Consolidation/Amalgamation/Merger of plots/Merging of Sub divisions/Joining of adjacent surveys Combining of Khewats/Istraak Mulkhiyat Private partitions Sub division Patta transfer with sub division Court Decree/Nyayikadesh/Court order(Judicial institutions, tribunals) Court Stay Release Court Stay Change in area of plot due to court settlement Court cases Cases under Inam Abolition act Cases under land ceiling Tenurial_Cultivator rights Tenure Change new to old Mutation of tenant/Tenant entry Others/Anya Settlement Rights entered if owner is alive Laawaris holdings Reservation De-reservation Cancellation/Annulment Survey Exchange Abandonment Requisition Minor/Major Note Mund carial right Variyid Khana Nashin Daughter Regularization/Niyaman Khatedari Mutations of managers of institutions ROR Movement Dakhil Kharij Burdi/ Baramdi Tartibi Rahin Rahin Baikami Kami Jasti Patrak Durasti (KJP) Distribution among family Distribution among family members if owner is alive

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LRISD, NIC(Hqrs) 1026 1027 1028 1029 1030 1031 1032 1033 1034 1035 1036 1037 1038 1039 1040 1041 1042 1043 1044 1045 1046 1047 1048 1049 1050 1051 1052 1053 1054 1055 1056 1057 1058 1059 1060 1061 1062 1100 1101 1200 1201 1202 1203 1300 1301 55 Distribution Distribution in Presence Co-ownership/Joint Ownership Tabdil Haqiyat Tabdil Malkiyat Sehat Indraaj Akhraajnaama Barga enrollment Pattedar Enrollment Mussanna Intkaal (Duplicate mutation) Rupantaran/Namjari/Mutation Extension of plot Transfer of plot Addition of plots Deletion of plots Other transactions without involving mutations Patta transfer without subdivision Land under ULC act Akatphod patrak/hissa form no 12 Mutation regarding absentee or not in possession Mutation of khata khalsa Alteration of rent by occupancy tenants Mutation of assignees Mutation under tenancy act Recording of share croppers Homestate Beneficiary enrollment Recording of Patta Beneficiary City Survey Area Ozhumuri Group Ozhumuri Piece land Dakhal Bhoodan Dakhal ka Punarsadya Bhu-Arjan Prativedan(Adhikruth kathan) Kaashtkaari Dar-Kaashtkaari Adverse Possession Encroachment Land Acquisition Land acquisition award LAcq Sec 4 LAcq Sec 6 Lease/Pattanama Lease of Government Land NIC,DIT,GOI

LRISD, NIC(Hqrs) 1302 1303 1400 1401 1402 1403 1500 1501 1502 1503 1504 1505 1506 1600 1601 1700 1701 1702 1703 1704 1800 1801 1802 1803 1804 1805 1806 1807 1900 2000 2001 2002 2003 2004 2005 2006 2100 2101 2102 2103 2104 2105 2106 2107 2108 56 Redemption of lease Surrender of lease Land Allotment/assignment/Awantan Vesting of Land Government allotment Land assignment cum sale Land-Alienation (Conversion of land use) Land conversion Mutations of alienations Temporary alienation Alienation in case of hissadari kasht Alienation by occupancy tenants Diversion Settlement Bandobastidari Rights entry Right to succession Rights entered if owner is alive Other rights entry Rights entry in presence Rights relinquishment/Relinquishing/Hak-Tyag Rights withdrawal Extinction of Interest Di-vesting of Land Land taken back to Government Head Other rights removal Tenant removal Piece land removal Donation/Donate/Daan Grant LR- Grant Re-Grant Grant of occupancy rights Grant of Land order Lease Rent Land Grant Lease Grant Correction in records/Rectification Change of classification of land (dry to wet) Correct encumbrance/remarks Change in survey settlement Change in area Correction of Area of Village Correction as directed by court Cultivator change Change in name NIC,DIT,GOI

LRISD, NIC(Hqrs) 2109 2110 2111 2112 2113 2114 2115 2116 2117 2118 2119 2120 2121 2200 2201 2202 2203 2204 2205 2206 2207 2208 2209 2210 2300 2301 2302 2303 2304 2305 2306 2307 2308 2309 2310 2311 2312 2313 2314 2315 2316 2317 2318 2319 2320 57 Change in religion Change in possession Change in caste/ sub-caste Change in land type Non-Agricultural Change Change of purpose Waive (Change in ownership) Regional change full village transfer Regional change partial village transfer Regional change new village entry Regional change merging with existing village Change in Tenure Change in Surveyed land Government orders/Circulars Government Order Government Circular Government to Government Government Restriction Regularization/Ratification/Niyaman Partition by Government order Orders under MLRC Order for Special assignment of land Orders under Tenancy act Revenue Recovery/Bid Registration Deeds Succession deed Supplementary deed Duplicate deed Settlement deed Sale Deed/Sale certificate Declaration of Trust Registration Intimation slip Exchange Deed/Tabaadla/survey exchange/Vinimaya/Badlein Lease deeds with possession Redemption of lease deeds with possession Partition Deed Distribution deed Gift deed Will deed Release deed Partnership Agreement General Power of Attorney(GPA) Special power of attorney(SPA) NIC,DIT,GOI

LRISD, NIC(Hqrs) 2321 2322 2323 2324 2325 Correction deed(Titamma) Cancellation of GPA Cancellation of SPA Cancellation of Will 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 1 2 3 Gender name Male Female Transgender

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PART-III Registration Process

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LRISD, NIC(Hqrs) 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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LRISD, NIC(Hqrs) 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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LRISD, NIC(Hqrs) 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 63 NIC,DIT,GOI

LRISD, NIC(Hqrs) (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 SubRegistrar 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
Location Code Khasra Number (Survey number, Parcel number, Plot number) Khatha Number (account number) Area units(Extents)

Property Registration
Location Code Khasra Number

Area units Transaction type(Sale, Gift, Will, Inheritance, Pledge, Decree) Share Parties Details Stamp duty Consideration amount Execution Date Identity proof Land type Book number

Share Owner Details Crop Details Soil Source of Irrigation Mutation Transaction type Remarks Land use

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)

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