Khasra, khatauni and mutation: checking land records for a plot in Nainital district
How to check khasra and khatauni online on Bhulekh UK, what each record shows, and why mutation after purchase matters for a plot in Nainital or Bhimtal.
Before you buy a plot, apply for a map or take a loan, you will be asked for the khasra and the khatauni. They are the revenue records that show who owns which piece of land. Reading them correctly is the cheapest protection a buyer has, and in the hills, where plots are small and families are large, the records are often more complicated than the seller suggests.
What each record is
| Record | What it shows | Why it matters |
|---|---|---|
| Khasra | The number given to each plot in a village, with its area | Identifies the exact piece of land being sold |
| Khatauni | The record of rights: every owner (khatedar) of a holding and their plots | Shows who can sell and who must sign |
| Najri naksha / village map | The plots drawn on the village map | Shows the plot's position, neighbours and paths |
| Registry (sale deed) | The registered transfer from seller to buyer | Your proof of purchase |
| Mutation (dakhil kharij) | Entry of the new owner's name in the khatauni | Until it is done, records still show the seller |
How to check khatauni online
Uttarakhand's land records are on the Bhulekh UK portal (bhulekh.uk.gov.in), often searched as ‘Devbhoomi Bhulekh’. It is free and needs no login.
- 01Open bhulekh.uk.gov.in and choose the public record of rights (khatauni) option.
- 02Select the district (Nainital), tehsil and village. Bhimtal, Bhowali and Kainchi villages fall under different tehsils, so ask the seller which one.
- 03Search by khasra number, khata number or owner name.
- 04Open the khatauni and check the names, share of each owner, plot numbers and areas.
- 05Download or print a copy, and get a certified copy from the tehsil before registry.
What to look for
- Every owner listed on the khatauni. In joint family land, all of them must sign or have their share properly separated.
- The area. Hill records often use nali; here is how to convert nali to square feet and square metres.
- How the land is classed. Agricultural land needs Section 143 before building.
- Any remarks about loans, disputes, government land or restrictions.
- Whether earlier sales of this khasra were mutated. A chain of unmutated sales is a warning sign.
Records vs the ground
Records say how much land you own; they do not always show exactly where its boundaries are. Old village maps and today's walls rarely match perfectly on terraced land. A demarcation survey marks the boundaries on the ground from the records, so you know what you are buying before the registry, not after.
After you buy: mutation
Registering the sale deed does not by itself change the khatauni. The mutation (dakhil kharij) enters your name as the new owner. Until it is done, the records still show the seller, and your building map, loan and any later sale can get stuck. Follow it up at the tehsil soon after registry and keep a copy of the updated khatauni. Record mismatches are one of the most common reasons for building map objections.
Buying from outside the state? Check the 2025 land law first. Our property consultant service includes going through the records with you before you commit. For legal title verification, also use a lawyer.
Common questions
How can I check khatauni online in Uttarakhand?
Go to bhulekh.uk.gov.in, choose the public record of rights, select district, tehsil and village, then search by khasra number, khata number or owner name. It is free and needs no login.
What is the difference between khasra and khatauni?
Khasra is the number and area of an individual plot in a village. Khatauni is the record of rights, listing the owners of a holding and the khasra numbers they own.
What is dakhil kharij?
Dakhil kharij (mutation) is the entry of the new owner's name in the khatauni after a sale. The registry alone does not update the revenue records.
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