How to Check Madhya Pradesh Land Records Online: Bhulekh, Khasra, RCMS, and RERA

Buying land in Indore or Bhopal usually starts with one question: whose name is on the record, and is anything sitting against the plot? Madhya Pradesh answers most of that online, across four separate government portals that rarely talk to each other. This guide walks each one, tells you what the record actually proves, and flags the things no portal will ever show you.

A common pattern: buyers check the khasra, see their seller's name, and stop. They miss the revenue court case on RCMS and the registered mortgage on SAMPADA. Those two gaps are easy to miss and costly to discover late.

What land records does Madhya Pradesh keep online?

A khasra is the field-level record for a single plot of agricultural land in Madhya Pradesh. It shows the khasra number, area, soil class, current crop, irrigation source, and the name of the recorded holder (bhumiswami). One khasra equals one plot. If a survey number is split among heirs, each share gets its own khasra entry.

MP keeps four record families online, on four portals:

1. Bhu-abhilekh (revenue records): khasra, khatauni, and B1 on MP Bhulekh.
2. Registration records: sale deeds, encumbrance, e-stamps on SAMPADA 2.0.
3. Revenue litigation: partition, mutation, and boundary cases on RCMS.
4. RERA filings: registered project status on MP RERA.

Each proves a different fact. None proves all of them. The rest of this guide takes them one at a time.

How do I check khasra and khatauni online in MP?

Go to webgis2.mpbhulekh.gov.in, the official portal run by the Commissioner Land Records, Madhya Pradesh. The free-services section lets you pull khasra, khatauni, B1, and the bhu-naksha (plot map) without logging in. Here is the walkthrough.

1. Open webgis2.mpbhulekh.gov.in and click Free Services (the public, no-login path).
2. Pick your District, then Tehsil, then Village (RI circle and patwari halka may also appear).
3. Search by Khasra number, by owner name, or by Khata number.
4. The record renders on screen. Use the khasra and B1 (khatauni) views for ownership and the bhu-naksha view for the plot shape and neighbours.

The free copy is for information only. A legally usable certified nakal carries a digital signature and is a paid copy, available through MP Bhulekh, the tehsil or MPOnline. The fee varies by district and copy type, so confirm it before you apply. Banks and sub-registrars want the certified version, not a screenshot.

Khasra vs khatauni vs B1: what each one proves

These three get used loosely, so pin them down before you read any record.

• Khasra — plot-centric. One plot, its area, soil, crop, and recorded holder. Answers "what is this plot and who holds it."
• Khatauni — holder-centric. Lists every plot a person holds in that village and the total holding. Answers "what does this person own here."
• B1 — in MP, the B1 nakal is the khatauni: the holder's account-level record for the village, listing every plot, the co-owners and the revenue dues. Read it to see whether the seller's holding is joint and what else is recorded against it.

A clean khasra with a clean B1 is the baseline. Also read the khasra remarks column, where the patwari notes mutation, disputes and dues, and ask the seller for no-dues letters from any bank or co-operative society that lent against the land.

How to read an MP khasra entry

The columns read left to right. The khasra number identifies the plot. Rakba is the area, recorded in hectares with decimals (0.405 hectare is one acre). The bhumiswami column carries the recorded owner; multiple names with fractional shares mean joint holding, and every co-owner must sign the sale deed. The bhu-adhikari shreni (land-right class) tells you the tenure. Watch for entries flagged as shasakiya (government), aam rasta (common path), or abadi. None of these are freely saleable agricultural land. The crop and irrigation columns matter less for title but confirm the land is what the seller claims.

If the holder's name on the khasra does not match the name on the sale deed chain, you have a mutation gap. That gap usually lives as an open case on RCMS, which is the next portal.

How do I check revenue court cases on RCMS in MP?

The Revenue Case Management System (RCMS) at rcms.mp.gov.in is the MP government's online register of revenue-court litigation: mutation disputes, partition (batwara), boundary fixing (seema-ankan), and diversion cases heard by Tehsildars, SDMs, and Collectors. An encumbrance certificate will never show these, because revenue courts are not the registration office. This is the single most-skipped check in MP due diligence.

1. Open rcms.mp.gov.in and choose the case-search option.
2. Search by case number, by party name, or by khasra/land details where the district build supports it.
3. Read the case type, the court (Tehsildar/SDM/Collector), the current status, and the next hearing date.

Why this matters in plain terms: a plot can have a spotless registration history and still be the subject of a live partition suit between the seller and his brothers. The deed transfers only what the seller can lawfully transfer. If a revenue court later rules the seller held a half share, your "full plot" purchase shrinks to half. Run the seller's name and the khasra through RCMS before money moves. For the wider rule on litigation checks, see our guide on how to check pending court cases on a property.

How do I verify registration and encumbrance on SAMPADA 2.0?

SAMPADA 2.0 is the IGRS Madhya Pradesh portal for e-registration of deeds, e-stamping, and document search, run by the Inspector General of Registration and Stamps under the Commercial Tax Department. It replaced the older SAMPADA system on 10 October 2024 and is the official source for registered sale deeds and the encumbrance record. Access it at sampada.mpigr.gov.in (department home: mpigr.gov.in).

The encumbrance check on SAMPADA shows registered transactions against a property over a chosen period: sales, gifts, mortgages, leases, partitions, and releases. A clean encumbrance over the last 13 to 30 years tells you no registered loan or competing sale is sitting on the property. It does not tell you about unregistered claims, which is a limit we cover below.

1. Open sampada.mpigr.gov.in (SAMPADA 2.0).
2. Use property/document search to pull the registered deed history for the property.
3. For the encumbrance position, run the EC search for the property over your chosen year range.
4. Cross-check the registered owner on SAMPADA against the bhumiswami on the khasra. They should match; if they do not, ask why.

MP charges stamp duty and registration on the sale deed, and the SAMPADA valuation tool shows the guideline (collector) rate that floors the stamp calculation. For the step-by-step EC process and forms, read our Madhya Pradesh encumbrance certificate guide. For what duty actually costs, see stamp duty and registration charges by state.

Aabadi land vs agricultural records: why the difference bites

Aabadi (abadi) land is the inhabited village settlement area (houses, lanes, common spaces) as opposed to the agricultural khasra plots around it. The two sit in different record systems, and the trap is buying a built house on aabadi land while checking only agricultural khasra records that do not cover it. Aabadi parcels are now being surveyed and given property cards under the central SVAMITVA scheme, with district record-room copies as the older paper backup. If your purchase is a house in a village abadi, ask specifically for the aabadi record or SVAMITVA property card, and pull the district record-room copy where the digital entry is thin. A khasra search alone will not protect a settlement-area purchase.

How do I verify an MP RERA project before booking?

For any under-construction flat or plot in an MP township, check the project on the MP RERA portal at rera.mp.gov.in before you pay a booking amount. The Real Estate (Regulation and Development) Act, 2016 makes registration mandatory for projects above 500 square metres or eight units, and an unregistered project is a red flag on its own.

1. Open rera.mp.gov.in and go to Registered Projects (under the Projects section).
2. Search by project name (partial match works) or paste the full registration number exactly as printed on the project's registration certificate.
3. Confirm the registration is valid (proposed completion date not lapsed) and the promoter PAN matches your agreement.
4. Open the latest Quarterly Progress Report; a progress report that has not been updated for more than a quarter is a warning sign.
5. Read the Complaints tab for pending or disposed complaints against the promoter.

RERA registration confirms the project is filed and the promoter is accountable to the authority. It does not confirm the land title under the project, which still needs the Bhulekh, SAMPADA, and RCMS checks above. For the registration-number logic across states, see our state-wise RERA verification guide.

What MP land records do not prove

This is the part that costs people money. The online records are records of what is written down, not of the physical and human reality on the ground. The blind spots cluster in three places. Three things stay invisible:

• Possession. The khasra names a holder; it does not prove who is actually farming or living on the plot. A tenant, an encroacher, or an adverse-possession claimant leaves no trace in the record.
• Unregistered claims. Oral family arrangements, unregistered agreements to sell, and promised shares to relatives do not appear on SAMPADA, because SAMPADA only carries registered documents.
• Family disputes mid-flight. A succession quarrel that has not yet reached a revenue court will not show on RCMS, and a will under contest will not show on the khasra until mutation happens.

The defence is layering: read the registered record, read the litigation register, then physically inspect and ask the neighbours. Our pre-purchase document verification checklist sets out the full sequence, and for farmland specifically the agricultural land purchase legal checks cover MP's tenure and ceiling rules.

MP land record portals at a glance

How automated multi-portal search compares

Done by hand, the full MP check above is four portals, several certified-copy fees, and a separate revenue-litigation search that most buyers do not even know to run. The portals do not cross-reference, so a clean result on one tells you nothing about the others. That is the gap LegiScore was built to close.

LegiScore runs the search across these government portals and court records in one pass, pulls the khasra, B1, encumbrance, and revenue-case status together, and returns a structured title report. The point is not speed for its own sake; it is that the system checks RCMS and the encumbrance register automatically, so the litigation and lien gaps that sink manual checks get caught. For the wider mechanism across Indian states, see our note on automated government land-record search.

A portal screenshot is a starting point. A title opinion that reconciles all four record families is what a bank, an NRI buyer, or anyone wiring lakhs against a plot actually needs.

Frequently asked questions

Is MP Bhulekh free to use? Yes. Viewing and downloading khasra, khatauni, B1, and bhu-naksha on webgis2.mpbhulekh.gov.in is free. A legally certified nakal with a digital signature is a paid copy; the fee varies by district and copy type.

Does an encumbrance certificate show revenue court cases? No. The EC on SAMPADA only covers registered transactions at the sub-registrar's office. Revenue-court litigation (partition, mutation, boundary) lives on RCMS at rcms.mp.gov.in and must be searched separately.

What is the difference between khasra and B1 in MP? The khasra describes a single plot and its recorded holder. The B1 (khatauni) lists every plot the holder has in the village, the co-owners and the revenue dues. Check both before buying.

How do I confirm an MP RERA registration number is genuine? Enter the number on rera.mp.gov.in under Registered Projects, exactly as printed on the registration certificate. Confirm the promoter PAN and validity date match your agreement, and check the Complaints tab.

Can I rely only on online records to buy land in MP? No. Online records do not prove possession, unregistered claims, or undisputed family arrangements. Pair the digital search with a physical inspection and, for anything of value, a formal title opinion.

Related reading

• Madhya Pradesh encumbrance certificate online guide
• Revenue records in India: pahani, 7/12, khatauni explained
• RERA verification: check registration state by state
• Automated government land-record search across Indian states
• Verify property documents before buying
• Check pending court cases on a property via eCourts