Land Registration & Property Records in Gurugram (Gurgaon)

Haryana’s revenue department has digitized land records and property registration to help buyers verify ownership online. The Jama Bandi Haryana portal (jamabandi.nic.in) provides “record of rights” (ROR/Fard) for every plot, while the IGRS/e-Registration portal lets you view registered deeds and mutation status. With these tools – plus the state’s e-GRAS portal for online payments – Gurugram home seekers can check land registry online Gurgaon details from home. For example, Jama Bandi Haryana is an official portal set up by the state Revenue Department to provide “land records of Haryana in a digital format,” including searching by owner, survey (khasra) or mutation date. This guide covers how to use these portals step-by-step to search Haryana land records, verify property ownership, track mutations, and download key documents.

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Searching Jama Bandi Land Records Online

The Jama Bandi portal is the primary source for Haryana land records (Jama Bandi is also called Bhulekh Haryana). To search Jama Bandi records for a Gurugram property:

• Go to the Jama Bandi portal: Visit jamabandi.nic.in. On the homepage, select the Jama Bandi menu and click “Jama Bandi Nakal” (also called “Record of Rights” or Fard) under it.
• Choose search type: You can search by owner name, Khewat number (owner group), Khasra (survey) number, or Date of Mutation. (For example, to find your name, choose “By Owner Name”; to find a plot, choose “By Khasra/Survey No.”.)
• Fill location details: Select District: Gurugram (Gurgaon) and the relevant Tehsil, Village, and Hadbast (village block) from the drop-down menus.
• Enter search details: Enter the owner’s name or Khewat/Khasra as needed, and click Search. The portal will display the Jama Bandi record, listing all owners and holdings for that plot or owner.

Haryana Jama Bandi data can be accessed by logging into the portal and searching as above. The record will show each owner’s name, father’s name, share, khasra numbers, land area, and any pending mutations. In fact, Jama Bandi is legally “the record of rights” and the ownership information in it can be treated as proof of title. In practice, you verify ownership by confirming the seller’s name appears in Column 4 of the Jama Bandi for that plot, and that any recent sale has been recorded (see mutation check below).

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Verifying Property Ownership

Once you find the Jama Bandi record, you’ve effectively verified ownership (at least per government records). Key points:

• Ownership details: The Jama Bandi Nakal lists all owners (Column 4) and their shares. If your name (or the seller’s name) appears correctly, ownership is verified.
• Encumbrances/remarks: Check the Remarks/Encumbrance column (Column 12) for any notes on mortgages or litigation. Any red-ink entry here indicates recent transactions or pending issues.
• Khatauni check: Columns 2 and 5 show cultivators (if any) and possession details, which can help spot unauthorized entries.

In short, by searching “Jama Bandi land records” for Gurugram and reviewing the RoR, you can confirm who legally owns the land. If the seller is listed as the owner with no unresolved encumbrance, the title is clear.

Checking Mutation (Title Transfer) Status

After a sale deed is registered, the change in ownership is recorded as a mutation in Jama Bandi. To see if the new owner’s name has been updated:

• Go to Mutations section: In the Jama Bandi portal, click “Mutations” and then “Check Mutation Status” (or “View Mutation Orders”).
• Enter deed details: Select Gurugram district and the relevant tehsil. Enter the Registry Number and Registry Date of the sale deed (as per the registered sale deed or challan).
• Search: Click Submit/Search. If the mutation has been processed, the portal will display the mutation order/status for that deed.

This shows whether the mutation (transfer of title) is complete. For example, Magic Bricks explains: “Visit the Jama Bandi Haryana website and click on the Mutation tab. Next, click on ‘View Mutation Orders’ and provide mutation details (district, tehsil, registry number, date). The status/results will be displayed on-screen”. If the mutation appears, it means the buyer’s name is now officially entered in the Jama Bandi record.

Viewing Registered Deeds and Encumbrance Certificates

The IGRS (e-Registration) system on Jamabandi.nic.in also lets you access other documents:

• Registered Deeds: Under “Property Registration” → “View Registered Deeds”, you can search for recorded sale/lease deeds. Click on View Registered Deeds, then login with your mobile number (OTP). Enter the deed’s district, tehsil, registry number, date, and deed type. The portal will retrieve details of that deed. This confirms the deed was registered in Haryana’s system. (As one FAQ notes: go to property registration and click View Registered Deeds, then log in to see registered deed details.)
• Encumbrance Certificate (EC): You can apply and download an EC online. Click Property Registration → Encumbrance Certificate → Apply New. Login via OTP, then provide your personal details and select the property location (district, tehsil, village) and time period. Once approved, you can download the EC from the portal. An EC shows all registered transactions against that land and is often needed for loans or sale.
• Jama Bandi Nakal (Certified Copy): For an official copy of the ROR, use Jama Bandi → Get Verifiable Copy of Nakal. This requires logging in (with OTP) and filling a request (district, tehsil, village, owner name). The portal will then display a certified copy of the Jama Bandi (Fard) which you can download/print.

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FAQs on How to Check Land Registration Online in Gurgaon

1. How can I check land registration in Gurgaon online?
You can visit the official Jamabandi Haryana portal and search by owner name, Khasra number, or mutation date. Select District: Gurugram, fill in property details, and view the Record of Rights (Fard) to verify ownership.

2. What is the easiest way to do a Haryana property check before buying?
Use the Jamabandi land records search to verify ownership and the Mutation Status tool to confirm that the seller’s name is officially recorded. You should also download an Encumbrance Certificate to ensure there are no loans or disputes.

3. Can I verify property ownership online in Haryana without visiting the registrar office?
Yes. The Jamabandi Haryana portal and IGRS Haryana services allow you to view registered deeds, mutation status, and certified RoR copies online without physically visiting government offices.

4. How do I download Jamabandi land records for Gurgaon properties?
Go to Jamabandi → Get Verifiable Copy of Nakal, select district, tehsil, village, and search by owner or Khasra number. Login via OTP and download the certified Jamabandi (Fard) for legal use.

5. Is the Haryana land record search on Jamabandi portal free of cost?
Yes, viewing Jamabandi records and mutation status online is free. However, certified copies of documents or Encumbrance Certificates may have a nominal fee payable through the e-GRAS Haryana payment system.