Telangana Land Records Online (Dharani): How to Check ROR-1B (2026)

How-To · Telangana Land Records

Updated for 2026 · Claw Editorial

You are about to buy a plot or a farm in Telangana, and the seller hands you a photocopy of a land record. You cannot tell if it is current, if it is genuine, or if the person named on it can really sell. To check Telangana land records online, open the official government land portal (known as Dharani, now Bhu Bharati), choose the district, mandal and village, and search by survey number, Pattadar passbook number or Bhudhaar number to see the ROR-1B or Pahani. This shows the recorded owner and land details, but it is not proof of clear title. Also check encumbrance and any court cases.

01Why a land record check is not enough on its own

Most buyers search for “Telangana land records” or “Dharani” and stop once they see the seller’s name on screen. That is a good first step, but it answers only one question: who does the revenue record say holds this land today?

It does not tell you three other things that cause most land disputes:

• Whether the land is mortgaged or has other registered burdens.
• Whether the seller or a previous owner is a party in a court case about the land.
• Whether the record itself was updated on a valid basis, such as a proper sale deed, succession or partition.

This guide shows the portal steps first, then the checks that should follow. The government portal is the official source. We are not the portal and we do not issue land records.

02Dharani, Bhu Bharati and the record names

For years, Telangana land records were handled on the Dharani portal. Many people still search for it by that name. Web sources in 2026 report that the state moved to a new portal called Bhu Bharati in April 2025, and that old data carried over. If the old Dharani address does not open for you, try the Bhu Bharati site.

These are the main records you will see:

• ROR-1B (Record of Rights): the extract that shows the pattadar (the person recorded as holder), survey number, extent and land type.
• Pahani (Pahani Patrika): the village-level land account. It also records who is actually in possession and growing crops, in a separate column.
• Pattadar Passbook: the booklet given to the landholder, with a passbook number. It is a useful search key but it is not the title deed.
• Bhudhaar: a unique land identity number linked to a parcel in the records.

03Steps to check Telangana land records online

The screens change from time to time, so treat these as the usual flow and follow the portal’s own prompts.

1. Open the official portal: bhubharati.telangana.gov.in (earlier dharani.telangana.gov.in).
2. Find the land details or “view” section for ROR-1B or Pahani. Some views need a mobile number and OTP.
3. Select the district, then the mandal, then the village.
4. Choose how to search: survey number, passbook or parcel number, or Bhudhaar number.
5. Enter the captcha and submit.
6. Read the result on screen. Check owner name, extent, land type and the possession column.
7. If you need a record for a bank or registration, download the digitally signed copy. Screenshots and plain printouts are often not accepted. A small fee may apply for the signed copy.

If the portal does not match what the seller shows you, or the seller will not search live in front of you, treat that as a warning and slow down.

04Search methods compared

You can usually find a record in more than one way. Which is best depends on what you have in hand.

For urban plots, the revenue record may not be the main document. Ask the seller what the property is registered under and check the municipal records too.

05What to read in the record

Do not just look at the owner name. Read these parts:

• Pattadar name: does it match the person selling, spelling and father’s name included?
• Extent: does the area match the deed and what the seller says?
• Land type and mode of acquisition: government-assigned or other restricted land can have limits on sale.
• Possession or enjoyment column: if someone else is in possession, ask why.
• Remarks or notes: any entry about a dispute, a block or a pending change deserves a question.

06Mutation vs record update

People often use these two words as if they mean the same thing. They do not.

• Mutation (called dakhil-kharij or namantaran in other states) is the formal change of the owner’s name in the revenue records after a transfer such as sale, gift, inheritance or partition.
• A record update is any other edit to the entry, such as a corrected spelling, area or land type.

A mutation follows the transfer. It does not create ownership. If a sale deed is registered but the record has not yet been changed, the portal can still show the old owner. That gap is common and is worth asking about. For how to follow a pending change, see how to check property mutation status in India.

07Record vs title: what the portal cannot tell you

A revenue record is mainly for land revenue and possession. It is strong evidence of who is in the books, but it is not a guarantee of ownership. Courts have repeatedly treated mutation entries as fiscal in nature, and title is decided by documents and, if disputed, by a court.

So after the record check, do these three things:

1. Check encumbrances. Get an encumbrance certificate for the period you need to see registered mortgages and transfers. See how to download an encumbrance certificate.
2. Trace the chain of documents. Ask for the sale deeds or succession papers back to a clear root.
3. Check for court cases. Look for cases about the land and cases involving the seller and earlier owners by name. A record can look clean while a suit is pending.

The same party check logic applies to other deals. For example, see litigation checks for tenant screening.

08Where Claw fits

Claw is an all-in-one legaltech platform for Indian advocates, law firms, and corporate legal teams, combining AI-based case search, an AI legal assistant (Legal GPT), case management, and compliance automation across all Indian courts and tribunals.

Claw is not a land record portal and cannot show or change a Dharani or Bhu Bharati entry. Where it helps is the step after the record check: finding court cases. Claw covers 9,102 forums and 30 crore+ judgments, with results in under 5 seconds, and its name-tolerant search helps when a name is spelled in different ways across records.

Before you buy, create a free Claw account to check any court cases on the land or the parties by name. That is a property litigation check and an entity check in one step. It supports your due diligence and does not replace a lawyer’s title opinion.

Claw has a free plan for individual advocates. Paid plans exist for teams.

09Sources and further reading

• Bhu Bharati (Telangana land records portal): bhubharati.telangana.gov.in
• Dharani (earlier portal): dharani.telangana.gov.in
• Claw: clawlaw.in

Portal names, URLs and fees change. Confirm them on the official site. This page is general information and not legal advice. Last verified October 2026.

10Frequently asked questions