Government sources, read in order. Each one settles some questions and not others, and the report says which is which — including the four it does not answer at all.
The Supreme Court held in K. Gopi v. Sub-Registrar on 7 April 2025 that a Sub-Registrar cannot refuse to register a deed because the seller’s title is unproved. Tamil Nadu’s Rule 55A(i), which had allowed exactly that, was struck down. Registration records that an execution happened on a date. It does not certify that the person executing it owned anything.
The Court has said the same three more times in fifteen months — Mahnoor Fatima Imran (2025), Ramesh Chand (September 2025) and Vayyaeti Srinivasarao (2026): a registered deed resting on a defective chain conveys nothing, and an agreement to sell with a general power of attorney conveys nothing either.
So the office that registers your sale deed is forbidden by law from checking whether the seller owned the land. That is the gap this report exists to describe — and it is why a report that hands you a score is answering a question the record cannot settle.
Khasra (खसरा) is the plot. It is the survey number for a piece of ground on the village map (shajra) — its dimensions, its soil class, and whether the revenue record shows it as agricultural or converted.
Khatauni (खतौनी) is the account. It is the record of rights: who is recorded as holding the land (khatadhar), what else sits on the same account, and every mutation entry (dakhil-kharij) the government has recorded against it.
One parcel almost never sits alone. A khatauni account usually carries several khasra numbers, and who else is on that account is a question most buyers never think to ask.
This is the check nobody else in this market performs, and it can end a purchase on its own.
Uttarakhand restricts who may buy land here. The restrictions sit in the UP Zamindari Abolition and Land Reforms Act 1950 as it applies in this state, amended by the Uttarakhand Amendment Act 2025 — Act 11 of 2025, sections 1(2), 154 and 156, and Schedule II.
A buyer can be legally barred from a purchase however clean the title is. A perfect chain of custody on a parcel you are not permitted to acquire is a perfect answer to the wrong question, and it is the kind of thing people discover after the token money has moved.
Where the property sits. What we found. What we checked for this property and what each check returned. Whether you are permitted to buy. The findings in detail. What the report does not include. Then two appendices: the full chain of custody — every mutation entry on the account, in the order the government registered them, reproduced word for word in the original Hindi — and every parcel on that khata.
It is bilingual throughout. Every figure carries the source it came from and the date that source was read.
Named here for the same reason they are named in the report itself: so you know what is still open, and who obtains it. No competitor we have studied publishes a list like this.
Bank loans and charges. Mortgages never appear on the revenue record. A formal encumbrance certificate needs a paid government account and is obtained by a licensed advocate.
Master plan zone. The second of the two building checks, and the one that catches people. Land can be fully Section 143 converted and still sit in a green belt where construction is not permitted. The zone is held by the development authority — MDDA in Dehradun — and is not in the revenue record at all. This service does not cover buildability.
Approved layout. Whether the plot forms part of a layout the development authority approved. An unapproved layout can block both construction permission and bank funding later.
Recorded road access. Whether a recorded right of way reaches the parcel. Land without recorded access is landlocked in law however easy it looks to walk onto.
A licensed advocate obtains these four and signs the opinion. We will arrange that if you want it.
An encumbrance answer needs a deed search, and Uttarakhand publishes no anonymous one. And a record that has been forged looks exactly like a record that has not — an SIT found forged documents across roughly 2,000 acres in Dehradun, with registry staff swapping originals. No online check catches that, and any service telling you otherwise is selling you a feeling.
No, and it does not pretend to be. It compiles what the government records say about a specific parcel, states the date each source was read, and names what it could not find. It is what you read before you engage an advocate or move token money, not instead of it.
No. At least eight services in this market issue a score, a grade or a verdict, and four of those have no lawyer signing it. A colour and a number are an opinion somebody can be sued over. What the record says, where we looked and what we could not find is not an opinion.
The district, and one way to identify the parcel: the khasra or gata number, the khata or khatauni number, or the owner’s name exactly as it is recorded. If you have none of the three the form still goes through and a person calls you — we would rather ask than guess at a parcel.
We start the same working day and send the report the moment the records are retrieved and assembled. Retrieval speed depends on which government portal the district uses and whether it is answering, so we tell you where it is rather than promise an hour.
Nine of Uttarakhand’s thirteen today. The other four are read and deliberately not shipped, each for a stated reason — the reasons are published on the front page, which is not something anyone else in this market does.