Khatauni Uttarakhand: How to Check Online (2026 Guide)

What is a khatauni in Uttarakhand?

The khatauni (खतौनी) is the record of holdings. It lists each landowner or tenure holder, the khata number, the khasra (plot) numbers and the area. In common usage people say khasra khatauni nakal for the certified extract of this record, and searches such as 'uk khatoni' refer to the same thing.

For how khasra and khatauni numbers relate, read khasra and khatauni explained. For the certified copy and its use, see Nakal Uttarakhand. The portal overview is in Uttarakhand Bhulekh.

Where to find it and what we confirmed

Secondary sources describe a khatauni or khasra search on bhulekh.uk.gov.in by district, tehsil, village and khasra or owner. We could not open the portal, so we cannot confirm search options, the exact menu names, whether the extract is free, or whether it carries a digital signature or QR code. The Board of Revenue site we did open (revenue.uk.gov.in) does not list these services.

A printout from a website is useful for screening. When a bank, sub-registrar or court asks for a certified copy, ask the tehsil office how to obtain it. We could not confirm the fee or timeline.

How to check a khatauni

1. Collect the village name, khasra number and owner name from the seller.
2. Open bhulekh.uk.gov.in by typing the address yourself.
3. Choose the khatauni or khasra extract option and select district, tehsil and village.
4. Search by khasra number first, then by owner name.
5. Compare each field below with the sale papers.
6. Save the result with the date.

If your search returns nothing, try other spellings, check the khasra number for a sub-division suffix, and ask the lekhpal whether the village is digitised.

Fields to compare

If the record is in joint names, every co-owner must sign the sale deed; see the sale deed guide. Area units are explained in nali, mutthi and bigha in Uttarakhand.

Hill and plains land: why records feel different

Uttarakhand has two very different land-record worlds. In the plains districts (Haridwar, Udham Singh Nagar, and the plains parts of Dehradun and Nainital) holdings are usually surveyed fields in a regular village layout, much like neighbouring Uttar Pradesh. In the hill districts, holdings are often small, terraced, scattered across several plots and sometimes recorded in older units. Do not assume that a record that looks tidy for a plains village will look the same for a hill village.

Area units also differ. Hill land is commonly discussed in nali and mutthi, plains land more often in bigha, biswa or hectare. Our guide to nali, mutthi and bigha in Uttarakhand explains the conversions, and you should always ask the seller and the record to state the area in the same unit before you compare them. We could not confirm from an official page which unit each online record displays by default.

A second practical difference is access. Many hill plots have no motorable road and boundaries that follow terraces, streams or tree lines rather than straight survey lines. The paper record can therefore say one thing while the ground shows another. Walk the land with the seller, a neighbour and ideally the local revenue officer (patwari or lekhpal) before you pay anything.

Buying as an outsider: check the rules first

Uttarakhand restricts the purchase of agricultural land by people who are not residents of the state, and the rules have been amended more than once. We cover them in agricultural land rules in Uttarakhand and in the state-wise agricultural land purchase rules. Read those pages before you rely on any record, because a perfectly clean online record does not make a purchase permitted.

We could not confirm the current limit, the permission process or any exemptions from an official source for this article, so we do not quote figures here. Ask the sub-registrar or the district magistrate's office what applies to your category of buyer and your land use, and get the answer in writing. A buyer who ignores the permission rules risks a sale that the state can later challenge.

After the sale

Once the deed is registered, apply for mutation so the khatauni shows you as owner. Until then the record shows the seller. See Dakhil Kharij Uttarakhand and the mutation (dakhil kharij) guide. For inheritance cases see mutation after death.

Also keep the registered deed and an encumbrance certificate (NGDRS Uttarakhand EC). Stamp duty and registration costs are covered in stamp duty in Uttarakhand and the land registration process.

Buyer checklist before you pay

• Check the khatauni by khasra and by owner name.
• Confirm every co-owner and obtain their consent.
• Compare area and land type with the deed and with your plan for the land.
• Read all remarks and get written explanations.
• Check the outsider-purchase limits before signing the agreement.
• Plan mutation immediately after registration.

For the full process see our land due diligence checklist and how to verify land title. The online record is a screening tool. It supports a purchase decision but never replaces legal advice on title.

What is unconfirmed

We could not open the Uttarakhand land records portal itself (bhulekh.uk.gov.in) because our fetch tool was blocked by the site, so we could not confirm menu names, fees, login requirements or turnaround times on an official page. We also could not confirm the cost of a certified khatauni copy, how long the tehsil takes, or the full list of fields shown online.

Compare with other states in our guide to checking land records online in India. If anything on the live portal differs from this page, trust the portal and tell us so we can correct the article.

Frequently Asked Questions

Sources

• Board of Revenue, Government of Uttarakhand (opened; it describes the Board and its circuit courts and does not list the online land record services)