West Bengal Land Records Online (Banglarbhumi): How to Check RoR (Khatian (2026)

How-To Guide · West Bengal Land Records

Updated for 2026 · Claw Editorial

You are about to buy a plot or a flat in West Bengal, or a family property is in dispute, and you need to see what the government record says about the land. In West Bengal that record sits on the state land portal, Banglarbhumi. This guide shows you how to check it, what the record tells you, and why it is only the first step. To check West Bengal land records, open the official Banglarbhumi portal, choose Khatian and Plot information, select the district, block and mouza, then search by owner name, plot (dag) number or khatian number. The record shows the recorded owner, land type and area. It is not proof of clear title, so also check the encumbrance and any court cases by party name. This page is an independent guide. It is not the government portal.

01Why a land record check matters in West Bengal

Land in West Bengal has a long paper history. Old survey records, later settlement records, partition within families and many small plots make it easy for a record to be out of date or for two people to claim the same plot.

Most buyers start with the government record, and that is the right start. The problem is that many people stop there. A clean-looking record on screen can still hide a dispute, a pending suit or a loan against the land.

• The record may be old. A sale or inheritance may not yet be reflected in it.
• The name may be wrong or spelt differently. Bengali names are often written in more than one way in English.
• The record does not show court cases. A partition suit or an injunction will not appear on a land record page.

02What is RoR (Khatian) and Plot information

The Record of Rights, or RoR, is the government record of who holds a piece of land and on what terms. In West Bengal the RoR is commonly called the Khatian. Each Khatian has a number and lists the plots (also called dag numbers) that belong to the recorded holder.

On Banglarbhumi the relevant service is shown as Khatian and Plot information. A typical record shows:

• The district, block and mouza (revenue village) where the land sits.
• The Khatian number and the plot (dag) number.
• The name of the recorded owner or owners and their share.
• The area of the land and its class or type, such as agricultural, homestead or other.

Two terms you will see are RS (Revisional Settlement) and LR (Land Reforms). Older records use RS plot numbers, and newer ones use LR plot numbers. The portal also has a tool to move between the two, so you can match an old deed to the current record.

03How to check land records on Banglarbhumi, step by step

The menu names can change, so treat these steps as a guide and follow the labels you see on the official site.

1. Open the official portal at banglarbhumi.gov.in. Type the address yourself rather than clicking a link from an ad.
2. On the home page, find the option for Khatian and Plot information (some versions place it under a Know Your Property style menu).
3. Select the district, then the block, then the mouza where the land is.
4. Choose how you want to search: by plot (dag) number, by Khatian number, or by owner name. See the table below.
5. Enter the details and the security code, then submit.
6. Open the result and read the Khatian and plot details. Note the owner name, the share, the area and the land type.
7. If you need an official copy for a bank, court or office, look for the certified copy option on the portal. A screen view alone is usually for reference.

Keep a note of the date you checked. Records are updated over time, so a check from last year may not match today.

04Search methods compared

You can usually reach the record in more than one way. Which one works best depends on what documents you hold. Note that West Bengal uses its own words, so "khasra" and "survey number" from other states map roughly to plot (dag) and Khatian here.

05Mutation (dakhil-kharij) vs a record update

People often mix up two things: checking a record and changing it.

Mutation is the process of changing the recorded owner after a sale, gift, inheritance or partition. In West Bengal it is often called dakhil-kharij (adding a new name and removing the old one), and in some contexts namantaran. You apply to the land office, and once approved the record shows the new name.

A record update in the wider sense can also mean fixing an error, such as a wrong spelling, a wrong area or a missing share. That is a correction, not a change of ownership.

Why it matters to a buyer: if the seller bought the land recently but never got mutation, the record may still show the earlier owner. That does not always mean the sale is bad, but you must ask why. For how to follow a mutation application, see our guide on how to check property mutation status in India.

06A land record is not proof of title

This is the most important point in this guide. The Khatian is a revenue record. It shows who is recorded as holding the land for revenue purposes. It does not decide who legally owns the land.

Title comes from a chain of valid documents: a registered sale deed, a valid will or succession, a proper partition, and so on, going back in time. A court decides disputes about that chain.

The record tells you who the government has noted. It does not tell you who a court would say owns the land.

So after you read the Khatian, do these checks too:

• Encumbrance: is there a mortgage, charge or earlier sale on the land? See how to download an encumbrance certificate.
• Chain of title: ask a property lawyer to read the deeds back at least thirty years.
• Possession: visit the land and confirm who is actually using it.
• Litigation: check whether the land or the seller is involved in any court case.

07Check court cases on the land and the parties

Court cases are the gap in most land checks. A land record page and an encumbrance certificate do not tell you if someone has sued over the plot, if a family partition suit is pending, or if the seller is facing a recovery case that could attach the property.

The practical way to check is to search by the names of the parties: the seller, the recorded owner on the Khatian, and any earlier owners in the chain. Search with the name spelt in several ways, since Bengali names are written in many forms in English. Also search with the plot and mouza details where a case title mentions them.

Court records are spread across civil courts, High Courts and tribunals, so a single local check can miss a case. For a wider view of why this check matters for deals, see the best litigation due diligence software in India and how litigation checks are used in practice. For a plain explanation of the Indian court system you will be searching, see this guide to Indian courts.

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 does not replace Banglarbhumi. The portal is the source for the land record itself. Claw helps with the step the portal does not cover: finding court cases linked to the seller, the recorded owner or the earlier owners, using name-tolerant search that copes with spelling differences. You can start with a free plan for individual advocates and move to paid plans as your needs grow.

Claw does not use customer case documents to train AI models.

09Sources and further reading

• Banglarbhumi (West Bengal land records portal): banglarbhumi.gov.in
• Claw: clawlaw.in

Portal menus, labels and fees change. Always confirm on the official site. This guide is general information, not legal advice. Last verified October 2026.

10Frequently asked questions