Jamabandi (Record of Rights)
The master land record for every village in Haryana, maintained by the Revenue Department. Contains ownership, possession, encumbrances, and land details for every parcel. Updated through periodic "Settlement" (typically every 4–5 years) and by Intkal (mutation) after each transfer.
Fard (Nakal / Certified Copy)
A certified extract from the Jamabandi for a specific Khasra number or Khewat — the document you receive when you check land records. Available online (digital Fard with digital signature) or from the Patwari at the village level.
Khasra Number
The unique survey number for each land parcel in the village revenue records. This is the primary identifier when searching Haryana land records.
Khewat Number
The ownership group number. All co-owners of a land parcel are grouped under one Khewat. This helps identify all co-owners quickly.
Khatoni Number
The cultivating possession number — identifies who is in actual farming possession, which may differ from the legal owner in agricultural areas.
Intkal (Mutation)
The revenue record update process after a change of ownership, division of property, inheritance, or court order. Applied for at the Tehsildar's office after the sale deed is registered at the Sub-Registrar office.
Lal Dora / Gram Abadi
Traditional village settlement area. Originally outside formal revenue mapping. Property in Lal Dora has different documentation characteristics. Increasingly regulated as urban areas expand into former village territory.
DGTCP Colony Licence
For private colonies in Haryana, the coloniser must have a licence from the Director General, Town and Country Planning, Haryana. This is separate from Jamabandi verification but equally critical for plot transactions.
Column / Field
What to Check
Khewat No.
Ownership group identifier. Note all co-owners — they must all sign.
Owner (Malik) Names
The legal owners. Seller's name must appear here. Discrepancy = problem.
Share (Hissa)
Each owner's fraction. All must consent to a sale.
Khasra No.
Verify against property documents. Discrepancy = investigate.
Area (Kanal / Marla)
1 Acre = 8 Kanal; 1 Kanal = 20 Marla. Verify what is being sold.
Land Type (Gair Mumkin / Chahi / Barani)
Gair Mumkin = non-cultivable (built area, roads). Chahi = irrigated. Barani = dry. Check if it matches the property type.
Kasht (Possession)
Who is in cultivation/possession. Should match ownership for urban plots.
Encumbrances / Likhit Bhar
Any mortgage, court order, or recorded charge. Must be cleared.
Intkal entries (mutation history)
Check history of transfers — who owned before and how it transferred. Gaps or rapid transfers are red flags.
Gurugram — Revenue vs Municipal
Gurugram has both revenue records (Jamabandi) and urban local body records (MCG). For plots within municipal limits, check both. The Jamabandi shows original ownership; municipal records show property tax and possession history.
DGTCP Colony Licence Check
Before recommending any plotted colony in Haryana: (1) check Jamabandi for land ownership and CLU; (2) verify DGTCP colony licence at dgtcpharyana.gov.in. Both checks are required.
HSVP (formerly HUDA) Sectors
Government sectors (HSVP/HUDA allotted) have a different documentation chain — allotment letter, possession certificate, conveyance deed from HSVP. Jamabandi may not be the primary document here.
Faridabad — Old Settlements
Older established areas in Faridabad may have complex title chains going back decades. More historical Jamabandi verification and possibly a lawyer's title search is needed.
Agricultural Land Near NCR
Farmland near Gurugram boundary being sold "for residential development" — verify CLU is obtained. Agricultural without CLU = unauthorised development.
Lal Dora in Gurugram Villages
Several village pockets exist within Gurugram city. Lal Dora land in these areas has different rules. Not standard residential title documentation.
After the sale deed is registered, advise every buyer to apply for Intkal promptly — ideally within 3–6 months. The process in Haryana:
Why Agents Should Follow Up on Intkal
Many buyers complete registration and forget Intkal. When they come to resell 5–7 years later, the Jamabandi still shows the previous owner — causing delays and complications. Agents who remind buyers about Intkal build long-term client relationships and avoid problems when the same buyer comes back for their next transaction.
Seller not in Jamabandi
Cannot validly sell — no title to transfer
Multiple owners — only one selling
All co-owners must consent
Agricultural land without CLU
Residential development unauthorized
Encumbrance in Likhit Bhar column
Mortgage or attachment — must be cleared
Rapid sequence of Intkal entries
Multiple recent transfers may indicate title manipulation
Lal Dora or Gram Abadi classification
Non-standard title — consult a lawyer
Disputed Kasht (possession differs from ownership)
Tenant in possession — occupancy rights may exist
Large area, low price, urgent sale pressure
Classic indicators of fraudulent or distressed title
Master Haryana Property Due Diligence
CREP™ includes a full Haryana state track — Jamabandi verification, HRERA registration, DTCP approvals, HSVP transactions, and the practical knowledge that Gurugram, Faridabad, and Panchkula professionals need.