Telangana Dharani Portal — Land Records, Pattadar Passbook & Mutation Online

What is the Dharani Portal?

Dharani (dharani.telangana.gov.in) is Telangana's integrated land records and registration portal launched by the Chief Commissioner of Land Administration (CCLA). It digitises all land-related services — ownership verification, Pattadar passbook issuance, property registration, mutation/transfer, encumbrance certificates, and market value search — into a single online platform.

Before Dharani, citizens had to visit multiple offices (MRO, Tahsildar, SRO) for basic land transactions. Now most services are available online or through slot-booked appointments at Sub-Registrar Offices (SROs).

Key Services on Dharani

• Land records search — by survey number, Pattadar name, or Aadhaar
• Pattadar Passbook download and verification
• Property registration — sale deeds, gift deeds, mortgage, partition
• Mutation / Transfer of land ownership
• Encumbrance Certificate (EC) — check property transaction history
• Prohibited Properties List — verify if land is under litigation or government-owned
• Market Value Search — check circle rates / government valuation
• Slot Booking — book appointment at SRO for registration

How to Check Land Records on Dharani

Search by Survey Number

1. Go to dharani.telangana.gov.in
2. Click "Know Your Land Status" or "Search Land Records"
3. Select District → Mandal → Village
4. Enter the Survey Number (and sub-division if applicable)
5. Click Search — the portal displays ownership details, extent, land type, and Pattadar information

Search by Pattadar Name

1. On the Dharani homepage, choose "Search by Pattadar"
2. Select District, Mandal, and Village
3. Enter the Pattadar name (in English or Telugu)
4. The portal lists all land parcels registered under that name

Search by Aadhaar Number

If the Pattadar's Aadhaar is linked to land records, you can search using the Aadhaar number directly. This is the most reliable method as names may have spelling variations.

Tip: If your land doesn't appear, it may not yet be digitised or there could be a data-entry mismatch. Visit the Tahsildar office with original documents for correction.

Pattadar Passbook — Download & Verification

The Pattadar Passbook (పట్టాదారు పాస్‌బుక్) is the primary document proving agricultural land ownership in Telangana. Dharani allows you to view and download it online.

How to Download Pattadar Passbook

1. Visit dharani.telangana.gov.in
2. Navigate to "Pattadar Passbook" section
3. Enter District, Mandal, Village, and Survey Number
4. The passbook details appear — including owner name, extent (acres/guntas), land classification (wet/dry), and survey boundaries
5. Click Download / Print for your records

What the Passbook Contains

Note: The downloaded passbook is for reference. For legal purposes (bank loans, land sale), obtain a certified copy from the Tahsildar's office.

How to Apply for Mutation / Transfer of Land

Mutation (మ్యుటేషన్) updates the land records when ownership changes — through sale, inheritance, gift, or partition. On Dharani, mutation happens automatically after property registration at the SRO.

Automatic Mutation (Post-Registration)

For transactions registered through Dharani (sale deed, gift deed, etc.), mutation is processed automatically. The new owner's name reflects in land records within 1–3 working days after registration.

Manual Mutation (Inheritance / Succession)

For inherited property where the original owner is deceased:

1. Log in to Dharani portal with your credentials
2. Go to "Succession / Mutation" section
3. Upload required documents:
   • Death certificate of the deceased Pattadar
   • Legal heir certificate / Succession certificate
   • Aadhaar of all legal heirs
   • Copy of the existing Pattadar passbook
4. Select the land parcel (survey number) for mutation
5. Submit the application — you'll receive an acknowledgement number
6. The Tahsildar verifies and processes the mutation (typically 15–30 days)
7. Track status online using the acknowledgement number

Documents Required for Mutation

• Death certificate (mandatory for succession)
• Legal heir certificate from Tahsildar / Succession certificate from court
• Aadhaar card of applicant(s)
• Existing Pattadar passbook or land record printout
• Sale deed / Gift deed / Partition deed (if applicable)
• Court order (if disputed property)

Encumbrance Certificate (EC) — How to Get It

An Encumbrance Certificate (EC / భారం ధృవీకరణ పత్రం) shows all registered transactions on a property for a given period. Banks require it before sanctioning home loans.

How to Apply for EC Online

1. Visit registration.telangana.gov.in or the Dharani portal
2. Click on "Encumbrance Certificate" or "EC Search"
3. Enter:
   • District and SRO jurisdiction
   • Document number or property details (survey number / house number)
   • Period — start date and end date for the search
4. Pay the fee online (₹200 for 1–10 years, additional charges for longer periods)
5. The EC is generated and available for download

Understanding Your EC

• Nil Encumbrance — No transactions recorded in the period; property is free of registered liabilities
• Encumbrance entries — Lists each transaction (sale, mortgage, release, court attachment) with document details and dates

Important: EC only covers registered transactions. Unregistered agreements, oral sales, or pending litigation won't appear.

Prohibited Properties List

Before buying any property, check if it's on the Prohibited Properties List (నిషేధిత ఆస్తుల జాబితా). These are properties where registration is blocked due to:

• Government land (poramboke, assigned land)
• Endowment / Wakf property
• Court-stayed or litigated property
• Ceiling surplus land
• Forest land

How to Check

1. On Dharani portal, go to "Prohibited Properties"
2. Select District, Mandal, and Village
3. Enter the Survey Number
4. The system shows whether the property is prohibited or free for registration

Warning: Never purchase property without checking this list. Transactions on prohibited properties are void and non-recoverable.

Slot Booking for SRO (Property Registration)

All property registrations in Telangana require a slot booking at the concerned Sub-Registrar Office (SRO).

How to Book a Slot

1. Log in to dharani.telangana.gov.in with registered mobile number
2. Navigate to "Slot Booking"
3. Select the SRO based on property location
4. Choose the type of transaction (sale, gift, mortgage, partition, etc.)
5. Enter property details — survey number or municipal property details
6. Enter buyer and seller details along with Aadhaar numbers
7. Select an available date and time slot
8. Upload scanned copies of required documents
9. Pay the registration fee and stamp duty online
10. Download the slot confirmation — carry it to the SRO on the appointed date

What to Carry to SRO

• Slot booking confirmation printout
• Original Aadhaar cards of buyer, seller, and 2 witnesses
• Existing title deed / sale deed of the property
• Pattadar passbook (for agricultural land)
• Passport-size photographs
• PAN card (if transaction value exceeds ₹10 lakh)

Property Registration Process

Step-by-Step

1. Slot Booking — Book online as described above and pay stamp duty + registration fee
2. Visit SRO — Buyer, seller, and 2 witnesses must appear at the SRO on the booked date
3. Biometric Verification — Aadhaar-based fingerprint/iris authentication of all parties
4. Document Verification — SRO staff verifies the deed and uploaded documents
5. Signing — All parties sign the deed digitally or physically
6. Registration Complete — Document number is generated; registered deed is available for download on Dharani within 24 hours
7. Auto-Mutation — Land records update automatically in 1–3 days

Stamp Duty & Registration Fee in Telangana

Note: Rates are indicative. Check the latest Government Order (GO) for current rates. Additional surcharges (transfer duty, cess) may apply.

Market Value Search

The government fixes market value (సర్కిల్ రేటు) for every area, which is the minimum value for stamp duty calculation.

How to Check Market Value

1. On Dharani portal, go to "Market Value" or "Know Your Market Value"
2. Select District → Mandal → Village (for rural) or District → ULB → Locality (for urban)
3. Choose the land classification (agricultural, residential, commercial)
4. The portal displays the per-unit market value (per sq. yard or per acre)

This value determines the minimum stamp duty payable. If your actual transaction value is higher, stamp duty is calculated on the higher amount.

Common Issues & Solutions

"My land is not showing on Dharani"

• Check for spelling variations in Pattadar name (English/Telugu)
• Try searching by survey number instead of name
• Land may not be digitised yet — visit the Tahsildar office with original documents
• If the land was part of a recent subdivision, updated records may be pending

"Pattadar passbook shows wrong details"

• Apply for correction at the Tahsildar office with supporting documents
• For name corrections, carry Aadhaar, old passbook, and an affidavit
• Corrections typically take 15–30 days after verification

"Slot booking is not available / all slots taken"

• Slots are released a few days in advance — check early morning (after midnight)
• High-demand SROs fill quickly; try alternate dates
• Ensure your Aadhaar biometric is active (not locked)

"Registration rejected at SRO"

• Common reasons: mismatch in Aadhaar details, property in prohibited list, pending revenue dues
• Verify all party details match Aadhaar exactly before booking
• Clear any pending property tax or revenue dues beforehand

"EC not showing all transactions"

• Ensure you've selected the correct SRO jurisdiction
• Extend the date range — old transactions may predate digitisation
• For very old records, request a manual search at the SRO

Helpline & Support

• Dharani Helpline: 040-2345 0081 / 040-2345 0082
• Mee Seva / Citizen Services: 1100 (toll-free)
• CCLA Website: ccla.telangana.gov.in
• Grievance Redressal: File complaints through the Dharani portal under "Grievance" section or at the district Collector's office

Summary

Dharani has significantly simplified land administration in Telangana. For any issues not resolved online, visit your local Tahsildar or Sub-Registrar Office with original documents.